If you reside on a property which is not connected to a sewer system, your property will require an onsite wastewater management system (OWMS). An OWMS is commonly referred to as septic or a septic tank system. An OWMS treats all of the wastewater generated from the dwelling and disposes or re-uses the treated wastewater onsite, within the property boundaries.
There are a number of different types of OWMS' available. To choose a system that is right for you and your property you will need to discuss this with a licenced plumber and ensure that the system has Australian Standard Certification.
All OWMS' must comply with the EPA Guidelines and the Australian Standards for on-site domestic wastewater management AS/NZS 1547:2012.
Before a licensed plumber can conduct any installation or alteration works, a 'permit to install/alter an OWMS' must be obtained from Council.
Apply for a permit to install/alter an OWMS
Before any works commence, a permit to construct, install or alter any part of an onsite wastewater management system (OWMS) must firstly be obtained from Council under the Environment Protection Act 2017.
Penalties apply to any works carried out without a permit.
Anyone can apply for a permit on behalf of the property owner, however they are usually obtained by a plumber, due to the amount of technical detail required to support an application.
When applying for a permit to install/alter an OWMS, the following documents will need to be attached:
- Site plan showing proposed works
- House/building floor plan
- Certificate of title
- Plan of subdivision
- Land capability assessment (if required)
- Alterations - inspection of existing system and report from licensed plumber
- Alterations - evidence that any treatment system being retained is in good working order, and
- Planning permit (if required).
Do I need a land capability assessment?
A land capability assessment (LCA) is a 'lot specific' report that is completed by a qualified professional to demonstrate how wastewater can be adequately managed and retained onsite. As part of the process, onsite constraints are assessed and a suitable OWMS system type, size and location is recommended. The LCA is then submitted with an OWMS permit application.
LCA's are typically required for high risk lots where onsite wastewater management is particularly challenging. The following constraints influence whether an LCA may be required within Surf Coast Shire:
- Small lot size;
- Steep lot;
- Poor soil absorption;
- Located within a risk area; and/or
- Located within a special water supply catchment area.
As a guide, please refer to the table below which summarises which lots require an LCA.
| Lot Size |
Development Type |
LCA Requirements |
| < 5000m2 |
Residential |
LCA required for all lots |
| ≥ 5000m2 < 2ha |
Residential |
LCA required for high and very high risk lots1
LCA required for moderate risk lots located within risk area2
LCA required for lots located within special water catchment supply locations3
|
| ≥ 2ha |
Residential |
LCA required for lots located within special water catchment supply locations3 |
| Any |
Non-Residential |
LCA required for all non-residential development |
1Factors that influence risk rating include: soil type; slope; useable lot area; expected rainfall; and/or special water supply catchment location.
2Risk areas (known to be difficult in relation to managing onsite wastewater) include: Bellbrae; Deans Marsh (town centre); Jan Juc (305 Great Ocean Road subdivision); Moggs Creek; Moriac; and Torquay (Ocean Acres and Frog Hollow Estates).
3Special water catchment supply locations are typically within parts of Pennyroyal and Benwerrin.
If unsure whether you need an LCA, please contact Council's Environmental Health Unit on (03) 5261 0600 or ehadmin@surfcoast.vic.gov.au.
To find a suitably qualified professional to complete your LCA, it is recommended that you search 'land capability assessment' online.
Summary of the permit process
- Permit application assessed to ensure proposed works comply with Australian Standards and EPA Guidelines (Council officers may inspect property).
- OWMS permit issued (which is required to obtain a Building Permit).
- Plumber notifies Council 48 hours before works commence so that an officer can inspect.
- Works undertaken. Council officer attends to verify compliance with permit conditions (it is requested that plumbers take detailed photos to demonstrate compliance in case officer is unable to attend).
- Final documents submitted by plumber to Council including:
- As constructed site plan;
- Victorian Building Authority certificate of compliance; and
- AWTS commissioning certificate (if applicable).
- Final inspection completed by Council officers (to verify works completed in accordance with permit conditions).
- Certificate to use issued (which is required to obtain a Building Certificate of Occupancy).
Apply to amend or extend an existing OWMS permit
Property owners with a current onsite wastewater management system (OWMS) permit issued within the last two years may make changes to their permits prior to any works commencing.
Such changes may include:
- System type
- System size
- System location, and/or
- Plumber completing works.
In addition, any current OWMS permit can be extended by an additional 12 months if need be - provided that the permit has not previously been extended.
Request an existing septic system site plan
The easiest way to locate your septic tank system is to refer to the site plan that was issued with the original septic permit.
If you are unable to find your existing permit or plans, you can request a copy by completing a 'request for existing septic system site plan' form and paying the applicable fee.
Plans can only be provided to the property owner or a person who has written permission from the owner. The fee paid is non-refundable and covers staff time to search for your plans.
Unfortunately records for some properties are unable to be retrieved (particularly for older systems when record keeping was not as thorough as current day).
There are several reasons why an OWMS needs to be regularly maintained, these include:
- It's the law.
That's right, there are requirements under the Environment Protection Act 2017 'general environmental duty' (GED) to maintain an OWMS. Under the GED, anyone who owns or occupies a property with an OWMS needs to minimise risks to human health and the environment. In addition, an OWMS needs to be maintained in good working order. Penalties may apply for non-compliance.
- To prevent illness, nasty odours and attracting pests.
A failing OWMS’ often means that effluent discharges and builds up on ground level, coming into contact with effluent can make household members or pets sick. Failing OWMS’ may also give off unpleasant odours and may attract mosquitos or other pests.
- To protect the environment.
A failing OWMS can cause damage to the natural environment and our waterways.
- Save you money by prolonging system lifespan.
OWMS' typically have a 15+ year lifespan and are expensive to replace. Treating them with care and regularly servicing will mean that they last as long as possible.
Good usage practices
There are a number of practices that can be applied on a daily basis which is going to help your OMWS’ stay in good working order. These include:
- Reducing water use where possible (eg. use water efficient appliances and fixtures).
- Avoid overloading system by spreading out water use as much as possible (eg. avoid doing several loads of washing on the same day).
- Not putting harmful products down the drain (like bleaches and harsh cleaning chemicals).
- Reducing the solids that end up in your system (such as sanitary products and food scraps).
- Not driving over any part of your system as it may cause damage (including irrigation and trench areas).
- Have your system regularly serviced by a licensed plumber or accredited service agent.
- Take action if you notice any signs of failure by contacting a licensed plumber or accredited service agent.
Having your system serviced and pumped out
Like anything mechanical, OMWS’ require regular servicing to keep them in good working order. What servicing is required and the frequency will depend on your system type. If you are unsure which system you have, contact Council’s Environmental Health Unit on (03) 5261 0600 or ehadmin@surfcoast.vic.gov.au.
Remember to only engage a licensed plumber or accredited agent to service your system. In addition, septic tank pumping should only be carried out by a professional liquid waste removal company.
|
Treatment System Type
|
Maintenance Required
|
Typical Frequency1
|
|
Standard septic tank
|
Inspected and serviced by a licensed plumber
Tank pumped out
|
Inspected and serviced annually
Pumped out every three years
|
|
Aerated wastewater treatment system
|
Inspected and serviced by an accredited service agent
System pumped out
|
Inspected and serviced quarterly
Pumped out every three years
|
|
Septic tank and sand filter system
|
Inspected and serviced by a licensed plumber
Tank pumped out
|
Inspected and serviced annually
Pumped out every three years
|
|
Worm septic tank system
|
Inspected and serviced by an accredited service agent
Tank pumped out
|
Inspected and serviced annually
Pumped out every three years
|
1Timeframes are approximate, frequency may vary depending on system care and usage.
Maintenance and pump out records
The Environment Protection Act 2017 requires property owners to retain records for at least five years after any maintenance or pump outs have occurred.
After a licensed plumber or accredited service agent has performed any maintenance, they should provide you with a report which includes:
- Operating condition of system;
- Maintenance that was performed; and
- Scum and sludge levels of treatment system (should be pumped out if greater than 50%).
When a system is desludged or pumped out, property owners or occupiers must also keep receipts/records confirming when this was completed.
Maintenance and pump out records must be provided to an authorised Council officer upon request.
Signs of system failure
The following signs may indicate that your OWMS is failing:
- Unpleasant odours near your system.
- Toilet, shower or other drains are slow to clear.
- Effluent is pooling around your trenches or effluent irrigation area.
- Any run-off from your trenches or disposal field or lush green grass down-slope of the area.
- There is discharge from your overflow relief gully (grated pipe that is outside your dwelling, usually close to the bathroom).
- The system alarm is activated (if your OWMS has one).
Under the Environment Protection Act 2017, property owners or occupiers must notify Council as soon as practicable after they become aware that the system poses a risk to human health, the environment or is otherwise not in a good working order.
Council may order maintenance
Under the Environment Protection Act 2017, Council has the ability to issue property owners with an order requiring maintenance.
This typically happens after becoming aware of a failing system that is overdue for maintenance.
Maintenance video and fact sheets
(PDF, 5MB)SCSC_OWMP_2025-2030_Operational_Plan(PDF, 5MB)
(PDF, 14MB)SCSC_OWMP_2025-2030_Technical_Document(PDF, 15MB)
Under the Environment Protection Act 2017, the Victorian Government published an order for Obligations for Managers of Land or Infrastructure (OMLI, 2024).
The OMLI requires municipalities containing OWMS to develop and publish an Onsite Wastewater Management Plan (OWMP) that addresses risks associated with existing and future OWMS in the district. The OMLI requires the OWMP to be reviewed and updated every five (5) years.
The risk-based assessment methodology used in the development of the OWMP is based on the 'Risk Assessment Guidance' report published by the Victorian Department of Energy, Environment and Climate Action (DEECA).
Surf Coast Shire Council acknowledges funding support provided by the Victorian State Government and Barwon Water to develop this plan.