HB1178 / SB401: Identical Septic Inspection Language Now Active in Both Chambers, Senate Bill Assigned to Committee
Identical septic inspection legislation is now active in both chambers of the Virginia General Assembly. In addition to HB1178 in the House, the same language has been introduced in the Senate as SB401 and has been assigned to the Senate Committee on General Laws and Technology.
Legislation that would change how septic inspections are defined in Virginia is now active in both the House and the Senate using identical language. Last week,HB1178 was introduced in the House of Delegates proposing revisions to what activities may qualify as a septic inspection during real estate transactions. That same language has now been introduced in the Senate as SB401. SB401 is not a revised version or alternative approach. It is a word for word match to HB1178.
Senate Assignment Update
The Senate bill, SB401, has been formally assigned to the Virginia Senate Committee on General Laws and Technology. This committee is responsible for reviewing legislation related to regulatory definitions and professional practices. With this assignment, the proposal is now positioned for active review in the Senate. At this time, HB1178 has not yet been assigned to a House committee.
What This Means in Plain Terms
For professionals working in onsite wastewater, here is what is happening in simple terms. There are now two bills with the exact same language. One is in the House and one is in the Senate. Either bill could move forward during the 2026 session. Because the language is active in both chambers, the proposal does not depend on just one bill advancing through the legislative process. The Senate bill may move forward even if the House bill remains unassigned or moves later in the session.
What the Bills Propose
Current Virginia law requires a septic inspection tied to a real estate transaction to involve a meaningful evaluation of accessible system components. The intent of last year’s reforms was to bring clarity and consistency to what an inspection means. HB1178 and SB401 would change that approach by defining a septic inspection as one or more listed activities. Those activities include flow testing, dye testing, sludge or scum measurement, camera scoping, inspection of accessible components, or excavation. Because the bill allows any one of these activities to qualify, a septic inspection could legally consist of a single test and still be described as an inspection.
Why Industry Awareness Matters
With identical language now active in both chambers, the proposal has multiple potential paths forward. Committee hearings, testimony, and amendments could occur in the Senate even before the House bill is taken up. For inspectors, installers, evaluators, regulators, and others working in onsite wastewater, awareness is critical. Understanding where each bill currently stands allows professionals to track developments accurately and engage appropriately as the session progresses.
Contact Information for Senate Sponsor:
Senator Emily M. Jordan
https://lis.virginia.gov/session-details/20261/member-information/S0116/member-details
Read Senate Bill:SB401 –
https://lis.virginia.gov/bill-details/20261/SB401
