Saturday-night load test
Peak occupancy. Peak showers. Watch the trenches Sunday morning. Bone-dry and even grass is one answer. Fast bright grass means the field is working too hard. Soft, soggy, sewer smell means you are already in the bomb.
Glitch Fixers · Septic
Septic solids migration
A park built in the 1980s was designed for weekend warriors, not modern full-timers. When tanks do not get pumped, solids migrate into the leach lines. Hydraulic overload. Pooling water. Banks walk.
This is not a $2,000 pump-out. It is catastrophic CapEx that stops institutional debt cold. A failing leach field is a $100k+ ticking bomb on the equity.
We do not guess from a seller story. We run a Saturday-night load test at peak. If the field is struggling — bright grass, soft ground, sewer smell — we price the glitch in the open instead of letting a buyer use it as a last-week club.
Septic Rescue before excavation
The glitch is often anaerobic biomat slime clogging the soil — not a dead tank. A roughly $5k aerobic “Septic Rescue” (generators that scrub the biomat) can restore percolation without tearing up the park. Full field replacement is the last move, not the first.
The holdback
If the system fails the load test, we mandate a septic holdback — typically $50k to $100k of price parked in escrow through stabilization. The seller still closes. The buyer is not eating a surprise excavator.
What to send us
Last twelve months. Pumping invoices if you have them. What the trenches do on a full Sunday. Photos of pooling or bright grass. That is enough to tell you whether you have a park or a story.
Request a confidential Glitch Audit
Send T-12, rent roll, and what the dirt is doing. Same desk: wayyago@gmail.com.
Prefer plain email? wayyago@gmail.com — no exploratory booking links.