CLEARMASTERS
Why farms and estates are different
Old systems, shared by many
Rural estates often have septic tanks put in decades ago, serving homes and businesses that have grown up around them since.
Shared between properties
Several cottages on one tank, with tenants, owners and holiday guests all relying on it.
Lost records
Nobody quite knows where the pipes run or where the drainage field is.
The rules have changed
Septic tanks can no longer discharge to a ditch or stream, and many old systems need upgrading.
New uses
Farm shops, cafés, holiday lets and barn conversions add loads the system was never designed for.
Interactive
Around the estate
Choose an area to see the common problems and what we do about them.
Shared septic tanks and plants
Estates often have several homes on one old septic tank, sometimes with no records of where the pipes run.
- Find and map the tank, pipes and drainage field
- Empty at least once a year, as the rules require
- Check the system against the general binding rules
- Agree who pays what with your tenants
Holiday cottages and glamping
Guests who don’t know about private drainage, and loads that rise and fall with bookings.
- Clear guidance for guests on what not to flush
- Emptying planned around changeovers
- Check the system is sized for full occupancy
Farm shops, cafés and tearooms
A café kitchen brings fat and food waste to a system designed for a farmhouse.
- Fit and empty a grease separator
- Check the septic tank or plant can cope with the extra load
- Jet the kitchen drain before it blocks
Soakaways and drainage fields
Old fields under paddocks and gardens fail slowly, then all at once.
- Watch for soggy ground and lush patches
- Keep vehicles and livestock off the field
- Repair or replace failed fields
Yards, workshops and barn conversions
Rainwater, washdown water and yard run-off need to stay out of the septic tank.
- Keep roof and yard water away from foul drains
- Empty oil interceptors serving fuel areas
- Survey drains before converting a barn
Interactive
Who pays for a shared system?
A fair way to split the running costs of a shared septic tank or treatment plant.
Shared system cost splitter
Enter what your shared septic tank or plant costs to run each year, and how many people live in each property. We’ll show a fair split two ways.
| Property | People | Equal split | By occupants |
|---|
Splitting by occupants is often fairer, because more people means more sludge and more emptying. Many shared systems use a written agreement: check your deeds or tenancy agreements. This isn’t legal advice.
What we offer
How we look after farms and estates
Planned maintenance contracts
A schedule for every drainage asset on site, booked and confirmed by our office, with a written report after every visit.
Drain tracing and mapping
We find and map tanks, pipes and drainage fields, so you have a record for the future.
Rules checked
We check systems against the general binding rules and tell you plainly if anything needs putting right.
Invoicing by site and PO
Invoices split by site and quoting your purchase order numbers.
A named contact
One person who knows your site, your access arrangements and your preferences.
24/7 emergency cover
One number, answered day and night. Tankers to stop an overflow, engineers to fix the cause.
One contractor
Every system on the estate
Getting started
How it works
Site visit
We find every tank, plant and drainage field, and map what serves what.
A plan for the estate
A schedule for emptying and servicing, and advice on anything that needs upgrading.
Visits and reports
Our own crews carry out the work, with a written report and waste transfer notes.
Ongoing support
Invoicing split the way you need it, and a 24/7 line for tenants’ emergencies.
What our customers say
Checkatrade
From 134 reviews · Read them
From 63 reviews · Read them
Scores as of September 2026
Questions answered
Questions from farmers and estate managers
Who is responsible for a shared septic tank?
Everyone who uses it is usually jointly responsible for keeping it in good working order, and for meeting the general binding rules. If you own the land and let the properties, the arrangement depends on your tenancy agreements. A written agreement on who pays for what avoids disputes.
How often should a shared septic tank be emptied?
At least once a year under the general binding rules, and more often if it serves several homes or the tank is small. We measure the sludge at each visit and can advise on the right interval.
We don’t know where our tank or pipes are. Can you find them?
Yes. We trace and map drains with CCTV cameras and tracing equipment, and can record where the tank, pipes and drainage field are for your records.
Can a septic tank discharge into a ditch or stream?
Not any more. Under the general binding rules, a septic tank that discharges to a watercourse must be replaced or upgraded, for example with a treatment plant or a drainage field. Our septic tank regulations guide explains the options.
Our farm shop café uses the farmhouse septic tank. Is that a problem?
It can be. A café kitchen adds fat and a lot more water. You may need a grease separator, more frequent emptying, or a larger system. We can look at what you have and advise.
Do you repair and replace drainage fields?
Yes. We investigate failing drainage fields and soakaways, and repair or replace them, including the percolation testing and design that goes with a new field.
Can you work around livestock and farm operations?
Yes. Tell us about gates, livestock, harvest and access, and we’ll plan visits around them. Our tankers carry long hoses, so we don’t always need to drive into fields.
Do you look after holiday lets on farms?
Yes. We plan emptying and servicing around your changeovers, and our printable what-not-to-flush guide is free to leave for guests.
Got a different question? Call 03333 233566 or send us a message.
Let’s talk about your estate
Tell us about your properties and what you know about the drainage. We’ll arrange a visit, find what’s there and put together a plan.
Useful guides for landowners
Other sectors we work with: Property managers · Business and industrial parks · Construction and developers · Hotels · Holiday parks and campsites · all sectors
Fully accredited & compliant
We're independently vetted and certified so you can trust who you're letting onto your site.
SafeContractor
Health & safety pre-qualification accreditation, verifying our processes meet recognised safety standards.
RISQS
Railway Industry Supplier Qualification Scheme — approved to work safely within the rail industry supply chain.
Achilles UVDB
Utilities Vetting Database membership, confirming we meet the utilities sector's supply chain standards.
Trading Standards Approved
Vetted and approved under the local authority's trusted trader scheme for honesty and fair dealing.
NADC Member
Members of the National Association of Drainage Contractors, the UK trade body for the drainage industry.
Registered Waste Carrier
Registered with the Environment Agency, so your waste is handled and disposed of fully within the law.