You are responsible for (the ‘operator’ of) a septic tank or sewage treatment plant if: you own the property that uses the system your property shares the system with other properties (you are jointly responsible) you have an agreement with the owner of the property that you are responsible for the system, for example you’re renting and it’s in your tenancy agreement If you connect your sewage system to the mains sewer (also called a ‘public foul sewer’) you do not need to do anything else and will not need a permit. Your septic tank or treatment plant will treat your sewage and release liquid (‘sewage discharge’) into the environment. What you must do depends on: whether the sewage discharge goes into the ground or into surface water if the treatment system was installed or was changed significantly before 2 October 2023 (an ‘existing discharge’) if the treatment system was installed or has changed significantly since 2 October 2023 (a ‘new discharge’) There are different rules if you have a cesspool . There are different rules for septic tanks and treatment plants in Northern Ireland , in Scotland , and in Wales . Sewage discharges A sewage discharge is where you release sewage to either: the ground (for example in your back garden) surface water (for example a river, stream, estuary, lake, canal or coastal water) New discharges are ones that started or changed significantly since 2 October 2023. Check what counts as a new discharge and what to do if you have one . Existing discharges are from systems installed before 2 October 2023 that have not changed significantly since then. Check what counts as an existing discharge and what to do if you have one .

Your property has a new discharge

There are things you must do if your property has a ‘new discharge’ where you release sewage to the ground or to surface water. You have a new discharge if one or more of the following apply: it has not yet started (for example, if you’re still in the planning stage of building a house or business) it started on or after 2 October 2023 it changed in type (from ground to surface water, or the other way around) on or after 2 October 2023 it has moved more than 10 metres on or after 2 October 2023 since 2 October 2023 the discharge has increased to more than 2 cubic metres (2,000 litres) a day if it goes to ground or more than 5 cubic metres (5,000 litres) a day if it goes to surface water If you buy a house that already has a septic tank or sewage treatment plant, check when it was installed to work out if it counts as new or existing. Connect to a public foul sewer If you have a new discharge it must be connected to a mains sewer (also called a ‘public foul sewer’), if the Environment Agency decide it is ‘reasonable’ to do so. Read the guidance on ‘discharges in sewered areas’ to find out which criteria apply when connecting different types of property to a public foul sewer . The Environment Agency will decide what’s reasonable based on: how close you are to a public foul sewer the cost of connecting to a public foul sewer compared with the cost of installing a sewage treatment system whether there’s anything in the landscape that would stop you connecting to the public sewer - for example a large road whether your sewage treatment system would have any environmental benefits - for example if it reuses treated effluent The Environment Agency will not give you a permit for a sewage treatment system if it’s reasonable for you to connect to the public foul sewer. If it’s not reasonable to connect to a public foul sewer you’ll need to install a sewage treatment system to deal with your sewage. Installing a new sewage treatment system You should only install a sewage treatment system if it’s not reasonable to connect to a public foul sewer. You must have building regulations approval to install a new sewage treatment system. You might also need to get planning permission . Check with your local council . Check if you meet the general binding rules If you already have or are installing a septic tank or treatment plant, and it is not reasonable to connect to a public foul sewer, check if it meets the ‘general binding rules’ . If you do not meet the general binding rules You must try to meet the general binding rules, for example by changing your sewage treatment system. If you cannot meet the general binding rules you must apply for a permit .

Your property has an existing discharge

There are things you must do if your property has an existing discharge where you release sewage to the ground or to surface water. You have an existing discharge if it started before 2 October 2023 and all of the following apply: it has not changed in discharge type (from ground to surface water, or the other way around) it has not been moved more than 10 metres from the original location the discharge has not increased in volume since 2 October 2023 if the discharge has increased it is still less than 2 cubic metres (2,000 litres) a day if it goes to ground or less than 5 cubic metres (5,000 litres) a day if it goes to surface water Check if you meet the general binding rules If you already have a septic tank or sewage treatment plant check if it meets the ‘general binding rules’ . If you do not meet the general binding rules If your sewage treatment system does not meet the general binding rules, you must either: connect to a public foul sewer if it’s ‘reasonable’ to do so - contact your sewerage undertaker for advice change your system so that it meets the general binding rules If you cannot do either of these things, you must apply for a permit . If you did not get planning permission or building regulations approval If your current system did not get building regulations approval when it was installed, you may need to apply for it. You might also need planning permission . If your system was installed before 1 January 2015, contact your local council for advice on planning permission .

General binding rules for septic tanks and small sewage treatment plants

You must make sure your system meets the ‘general binding rules’ if you’re responsible for ( the ‘operator’ of) either: a septic tank (an underground tank where the solids sink to the bottom and the liquid flows out and soaks through the ground) a small sewage treatment plant (also known as a ‘package treatment plant’ - a system that treats the liquid so it’s clean enough to go into the ground or a surface water) If you meet the general binding rules, you do not need a permit. Check if your discharge is domestic sewage The general binding rules only apply to domestic sewage - for example from a toilet, bathroom, shower or kitchen of a house, flat or business. Find out what counts as domestic sewage . If your discharge is not domestic sewage you must apply for a permit . Check which rules to follow The general binding rules vary depending on where you release (‘discharge’) sewage and when the discharge started. Find out about the: general binding rules if you discharge to surface water general binding rules if you discharge to the ground Ask your local installation or maintenance company if you’re not sure what sort of system you have. If you do not meet the general binding rules You might need to make changes in order to meet the general binding rules. For example, if you have a non-standard treatment system (such as discharging to a borehole) you might need to change the system you use. Only apply for a permit if you cannot meet the general binding rules. You will not be given a permit if you could meet the general binding rules.

Your property has a cesspool

If you have a cesspool then the ‘general binding rules’ do not apply. You must maintain your cesspool and make sure it: is emptied regularly (for example once a month) by a registered waste carrier does not leak or overflow You do not need a permit unless the Environment Agency tells you that you do. If your system releases sewage into the ground or surface water then it is not a cesspool. If you are not sure what your system is, ask a local installation or maintenance company. The Environment Agency or your local council can make you repair or replace your cesspool if it’s in poor condition. You are breaking the law if your cesspool causes pollution. If you install a new cesspool You must: get planning permission and building regulations approval make sure it has a minimum capacity of 18,000 litres per 2 users (plus another 6,800 litres per each extra user)

Only apply for a permit after you have checked: your sewage system is not already connected to the mains sewer (the ‘public foul sewer’) it is not ‘reasonable’ to connect to the public foul sewer your sewage treatment system does not meet the ‘general binding rules’ you cannot change your system to meet the general binding rules The Environment Agency will not give you a permit if they think it is reasonable for you to connect to the public foul sewer or if you could meet the general binding rules by making changes to your system. You’re breaking the law if you operate without a permit when you need to have one. Read the guidance on ‘Discharges to surface water and groundwater’ to find out when you do not need a permit . If you discharge sewage to ground There are different forms depending on whether you’re in a groundwater protection zone (SPZ1) or not. Outside an SPZ1 If your sewage is both: classed as domestic a discharge of between 2 and 15 cubic metres per day You need to fill in part B6.5 of the environmental permit form . If your sewage is either: not classed as domestic a discharge of over 15 cubic metres per day Read the guidance on ‘Discharges to surface water and groundwater’ to find out how to apply for a bespoke permit . Inside an SPZ1 All sewage discharges within an SPZ1 require a permit. If you discharge less than 2 cubic metres per day, there are different forms for systems that were installed: before 1 January 2015 - fill in part B6.6 of the environmental permit form on or after 1 January 2015 - fill in part B6.5 of the environmental permit form If you discharge more than 2 cubic metres per day, there are different forms depending on how much you discharge. If you: discharge between 2 and 15 cubic metres per day - fill in part B6.5 of the environmental permit form discharge over 15 cubic metres per day - read the guidance on ‘Discharges to surface water and groundwater’ to find out how to apply for a bespoke permit If you discharge sewage to a surface water If your sewage is both: classed as domestic a discharge between 5 and 20 cubic metres per day Read the guidance on ‘Discharges to surface water and groundwater’ to check if you can apply for a standard rules permit . If your sewage is either: not classed as domestic not eligible for a standard rules permit You’ll need another kind of permit. There are different forms depending on how much you discharge. If you: discharge up to 20 cubic metres - fill in part B6.5 of the environmental permit form discharge over 20 cubic metres - read the guidance on ‘Discharges to surface water and groundwater’ to find out how to apply for a bespoke permit Before you start You need: to find out the 10-figure grid reference for your septic tank or treatment plant and the point where it discharges to calculate the largest amount you’re likely to discharge - use the sewage discharges calculator for domestic properties If you have a commercial property then work out your discharge using British Water’s Flows and Loads guidance document from the British Water website . Application fee The fee you pay depends on whether your site is: a domestic household - includes self-catering and holiday let properties, unless you pay business rates on these a charity - either a registered charity or has a HM Revenue and Customs ( HMRC ) charity number another type of organisation such as a campsite, pub, shop or holiday let that pays business rates If your site is a domestic household or charity The application fee to discharge up to and including 5,000 litres (5 cubic metres) per day either to ground or to surface water is £125. If your site is another type of organisation You’ll pay a different fee depending on whether you’re discharging to ground or to surface water. Size of discharge per day Fee for discharging to ground Up to and including 5,000 litres (5 cubic metres) £2,647 Over 5,000 litres (5 cubic metres) and up to and including 15,000 litres (15 cubic metres) £4,269 Over 15,000 litres (15 cubic metres) £10,062 Size of discharge per day Fee for discharging to surface water Up to and including 5,000 litres (5 cubic metres) £2,434 Over 5,000 litres (5 cubic metres) and up to and including 20,000 litres (20 cubic metres) - for a standard rules permit £1,229 Over 5,000 litres (5 cubic metres) and up to and including 50,000 litres (50 cubic metres) £6,463 Habitats assessment fee If you’re applying for a permit in certain protected sites, the Environment Agency might need to carry out a habitats assessment. Protected sites include: a European Site within the meaning of the Conservation of Habitats and Species Regulations 2017 a site referred to in the National Planning Policy Framework 2023 as requiring the same assessment as a European Site a site of special scientific interest within the meaning of the Wildlife and Countryside Act 1981 a marine conservation zone within the meaning of the Marine and Coastal Access Act 2009 The habitats assessment fee is £2,035. You do not need to pay the fee if both of the following apply: your site is a domestic household or charity your site discharges no more than 5,000 litres (5 cubic metres) of domestic sewage per day Find out how to pay the fee . Annual fee There’s an annual subsistence fee for sites that are not domestic households or charities. Size of discharge per day Fee Up and including 5,000 litres (5 cubic metres) £247 Over 5,000 litres (5 cubic metres) and up to and including 20,000 litres (20 cubic metres) - with operator self monitoring £813 Over 5,000 litres (5 cubic metres) and up to and including 20,000 litres (20 cubic metres) - without operator self monitoring £888 Over 20,000 litres (20 cubic metres) and up to and including 50,000 litres (50 cubic metres) - with operator self monitoring £1,253 Over 20,000 litres (20 cubic metres) and up to and including 50,000 litres (50 cubic metres) - without operator self monitoring £1,592 How long it takes The Environment Agency will check your application and let you know if you need to send more information. Once your application is confirmed as complete you should expect it to take at least 4 months to get a decision. The Environment Agency will tell you if your application will take longer. If your application is refused If your application is refused, you’ll be told why and how you can appeal. Complying with your permit See the guidance on how to comply with your permit , including maintenance, record keeping and pollution reporting requirements. Get help with your application If you are sure you need a permit you can ask the Environment Agency for advice before you apply .

Septic tanks and sewage treatment plants: what you need to do

Overview

You are responsible for (the ‘operator’ of) a septic tank or sewage treatment plant if:

you own the property that uses the system
your property shares the system with other properties (you are jointly responsible)
you have an agreement with the owner of the property that you are responsible for the system, for example you’re renting and it’s in your tenancy agreement

If you connect your sewage system to the mains sewer (also called a ‘public foul sewer’) you do not need to do anything else and will not need a permit.

Your septic tank or treatment plant will treat your sewage and release liquid (‘sewage discharge’) into the environment. What you must do depends on:

whether the sewage discharge goes into the ground or into surface water
if the treatment system was installed or was changed significantly before 2 October 2023 (an ‘existing discharge’)
if the treatment system was installed or has changed significantly since 2 October 2023 (a ‘new discharge’)

There are different rules if you have a cesspool.

There are different rules for septic tanks and treatment plants in Northern Ireland, in Scotland, and in Wales.

Sewage discharges

A sewage discharge is where you release sewage to either:

the ground (for example in your back garden)
surface water (for example a river, stream, estuary, lake, canal or coastal water)

New discharges are ones that started or changed significantly since 2 October 2023. Check what counts as a new discharge and what to do if you have one.

Existing discharges are from systems installed before 2 October 2023 that have not changed significantly since then. Check what counts as an existing discharge and what to do if you have one.

View a printable version of the whole guide

Septic tanks and sewage treatment plants: what you need to do

Overview

Sewage discharges

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Septic tanks and sewage treatment plants: what you need to do

Overview

Sewage discharges

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