Septic in Big Flats, NY

Last updated: Mar 21, 2026

Big Flats welcomes families with country charm and easy access to Elmira and the Finger Lakes. Here, quiet streets give way to homes that rely more on private septic systems than on centralized lines, and that reality shapes the practical advice you'll want from day one. Think of this as guidance from your neighbor who also happens to be a septic pro—friendly, trustworthy, and clear about what your yard and system need.

Is septic common in Big Flats? Yes. While some newer developments tie into municipal sewer, a large portion of single‑family homes here operate on private septic systems. Should I expect septic if I own or buy a home? If the property isn't connected to public sewer, it almost certainly has a septic system. For buyers, it's smart to confirm the sewer situation, learn the last pump date, and plan for a professional inspection before you buy.

What to check if you're buying or selling:

Confirm whether the property has public sewer or a septic system.
Ask for the last septic pump date and the service provider.
Hire a licensed septic inspector for a full evaluation of the tank, baffles, and drain field, plus easy-to-mread notes on present and potential issues.

Why homes typically use septic systems in Big Flats

Big Flats' layout—mix of older homes on larger lots and newer developments—means extending centralized sewer to every driveway isn't always practical or cost‑effective. On-site treatment with a septic system lets families build and maintain homes without waiting for ambitious sewer projects. It also aligns well with well water safety here, where keeping pollutants out of groundwater is a priority and reliable, properly maintained septic systems help with that goal.

High-level explanation (why septic exists here)

At a glance, a septic system is a compact on-site wastewater plant. Wastewater enters a tank, solids settle, scum floats, and clarified liquid moves to a drain field. The soil and resident biology treat the effluent as it filters through the ground. That simple, soil‑based process is why private septic remains a practical, everyday solution for many Big Flats homes.

Common system types and practical tips

You'll encounter conventional gravity tanks and, in areas with shallow or challenging soils, mound systems or advanced treatment units. Regardless of type, regular care matters: pumped every 3–5 years (or per local guidance), keep harsh chemicals out, use water wisely, and protect the drain field from heavy equipment and tree roots.

This overview sets a practical path for managing Big Flats septic needs, straight from a neighbor who's worked in the field for years.

Where Septic Systems Are Common in Big Flats

Areas outside sewer service boundaries

In Big Flats, septic systems are most common in rural pockets and older subdivisions that aren't connected to a centralized sewer line. Homes, farms, and small commercial properties in these areas rely on individual onsite systems.
Look for properties south and west of major development corridors where sewer lines haven't been extended. If you're unsure whether your property is sewered, check the Town of Big Flats or Chemung County health department records.

Soil and site conditions that favor septic

Septic systems thrive where soil is reasonably deep and pervious, allowing effluent to leach slowly into the soil. Deep, well-drained loams and sandy lanes are typical in parts of Big Flats.
Areas with shallow bedrock, high groundwater, or dense clay may still use septic, but more advanced systems (like mound or pressure-dosed designs) are commonly required. Site testing (soils evaluation) is a standard step before installation.
In these soils, septic fields are often located away from wells, driveways, and structures to protect water quality and reduce runoff issues.

Age of homes and subdivision patterns

Many homes built before urban sewer expansion relied on individual septic systems. As Big Flats developed, some newer placements were still planned with septic when municipal service wasn't available.
Even within newer subdivisions, if a parcel sits outside sewer districts or on smaller lots, you may still see septic solutions rather than connections to a centralized sewer.

Water resources and groundwater protection

Big Flats properties typically rely on private wells for drinking water. Keeping septic systems well-maintained helps prevent contamination of wells and nearby streams or rivers.
Tank and drainfield maintenance is especially important in areas with seasonal water table fluctuations, where improper function can increase the risk of groundwater intrusion.

Typical septic designs you'll encounter in Big Flats

Conventional septic system (tank + leach field) on suitable soils.
Mound systems or pressure-dosed fields where soil depth or drainage is limited.
Alternative designs for tight lots or challenging soils, often requiring design by a licensed professional and local health department approval.

Practical steps for Big Flats homeowners

Determine sewer status
- Check whether your property is connected to a municipal sewer or relies on an onsite system. If in doubt, contact the Town of Big Flats or the Chemung County Health Department for confirmation and maps.
Assess soil suitability
- Have a soils test or percolation test performed by a licensed designer or septic contractor to determine the best system type for your lot.
Plan with a licensed professional
- Work with a NYS-licensed septic designer and installer to design an appropriate system, obtain permits, and schedule inspections.
Maintain regularly
- Follow a maintenance schedule: inspect the system every 1–3 years, pump the tank as recommended (typically every 3–5 years for a standard residential system), and avoid putting solids, fats, or chemicals into the drainfield.
Protect sensitive areas
- Keep the drainfield clear of vehicle traffic, landscaping, and heavy equipment. Plant shallow-rooted vegetation only above the critical areas, and direct runoff away from the system.

When to upgrade or replace

If you notice gurgling inside the house, toilets taking longer to drain, wet spots on the drainfield, or septic odors, it's time to contact a professional for evaluation.
Aging systems (15–25 years or more) may need replacement or a design update to meet current regulations and soil conditions.

Official resources to guide you

New York State Department of Health (Onsite Wastewater Treatment Systems):
U.S. Environmental Protection Agency (Septic Systems):
Town of Big Flats (local planning and permits related to septic and sewer, as applicable): check the town's official site for current contacts and guidance.

Septic vs Sewer: What Homeowners in Big Flats Should Know

What's the difference between septic and sewer?

A septic system is an on-site wastewater treatment setup. It sits on your property, with a tank that collects wastewater and a drain field that soils the ground to absorb and filter treated water. A sewer connection, by contrast, sends all household wastewater to a municipal or community sewer system managed by the town or city. Regular maintenance for both is essential, but the ownership, costs, and responsibilities differ.

Why location matters in Big Flats

In Big Flats, most homes drain into on-site septic systems, especially in rural or low-density areas. Some neighborhoods closer to municipal services may be connected to a sewer system. Knowing which one applies to your property affects billing, maintenance needs, and potential future costs when you remodel or sell.

Pros and cons at a glance

Septic system (on-site)
- Pros: independence from sewer charges; potential lower ongoing costs with good maintenance.
- Cons: responsibility for pumping, maintenance, and field health; failure can mean costly repairs and environmental risk.
Municipal sewer
- Pros: no septic pumping or field maintenance for the homeowner; predictable monthly or quarterly charges.
- Cons: sewer bills can be significant over time; outages or mainline issues may affect many homes; less control over repairs and upgrades.

Costs and ongoing maintenance you can expect

Septic system
- Pumping every 3–5 years is common; typical pumping cost ranges roughly from $300 to $600, depending on the service and region.
- Major repairs or replacement (tank, failing drain field) can run several thousand dollars to well over $10,000.
- Ongoing costs: conservative water use, careful waste disposal, and timely pumping.
Municipal sewer
- Regular sewer charges appear on utility bills and vary by municipality and household usage.
- Connecting to sewer where not already connected can involve connection fees and potential impact fees.
- Major repairs are handled by the city or utility, but outages or capacity limits can affect your service.

Maintenance tips to keep your system healthy

Use water efficiently and spread out heavy pumping days (laundry, baths) to avoid overload.
Only flush septic-safe products; don't pour oils, solvents, or chemicals down drains.
Think before you use the garbage disposal—it adds solids the septic tank must process.
Have your septic pumped by a licensed professional and inspected on schedule.
Protect the drain field: keep vehicles and heavy equipment off it; plant only shallow-rooted vegetation nearby.
Keep an eye on household drains: slow drains, gurgling toilets, or unusual odors can signal trouble early.

How to determine what you have and what to do next

Check your bills and tax records for a sewer charge. If you're billed by a city or town for sewer, you're connected to a public system.
Look for public-facing maps or speak with your Town of Big Flats public works or building department to confirm service type for your address.
Check your property records or contact a licensed local septic installer to confirm whether you have a septic system or a sewer hookup.
If you're unsure, reach out to the local health department or a licensed septic contractor for guidance on monitoring and maintenance.

Signs your system needs attention

Slow drains, standing water above the drain field, or damp, unusually green patches in the yard.
Gurgling sounds in plumbing, frequent toilet backups, or foul odors around the home or leach field.
Recent repairs, increased pumping frequency, or unexplained higher water usage.

Official guidelines and resources

EPA: Septic systems and proper maintenance

Typical Septic System Types in Big Flats

Conventional septic systems

What it is: A two-part setup with a septic tank for solids and a drainage field (soil absorption area) for liquid effluent.
Pros: Cost-effective, familiar design; works well in well-drained soils with ample drain-field space.
Cons: Requires sufficient soil area and good drainage; performance can suffer with tree roots, high groundwater, or poor soil.
When it fits: Many single-family homes on average soils in Big Flats use conventional gravity or pump-distribution drainfields.

Chamber systems (gravel-less or open-graded)

What it is: A modern alternative to traditional gravel trenches using long plastic chambers to create a deep, wide absorption area.
Pros: Easier and sometimes faster to install; can reduce required trench width; often lighter and easier to compact.
Cons: Still needs adequate soil depth and favorable conditions; not a substitute for poor soils.
When it fits: Useful when space is tighter or when local soil conditions still permit a drainfield with chamber trenches.

Mound systems

What it is: An elevated drainfield built above the native soil, with a sand-filled mound and distribution lines.
Pros: Works where soils are too shallow, highly permeable, or have high groundwater near the surface; keeps effluent away from poorly suited native soil.
Cons: More costly and visually larger; requires careful grading and ongoing maintenance.
When it fits: Common in areas with shallow bedrock, high water tables, or restrictive soils typical in some parts of the Finger Lakes region.

Drip irrigation and advanced distribution (ATU-based) systems

What it is: Advanced treatment and distribution methods, including low-pressure drip or specialized units, to spread effluent over a broader area.
Pros: Can maximize absorption in limited or challenging soils; may reduce footprint of traditional drainfields.
Cons: Higher upfront cost; requires reliable electricity, monitoring, and professional maintenance.
When it fits: Suitable for properties with limited space or soils that don't easily support conventional fields, and when local regulations permit this approach.

Alternative treatment units (ATUs) and sand filters

What it is: Packaged systems that provide enhanced wastewater treatment before discharge to a drainfield.
Pros: Improved treatment for challenging soils; can extend life of the drainfield.
Cons: More complex to operate; ongoing maintenance and power usage.
When it fits: Helpful where soil conditions are marginal or where stricter treatment standards apply.

Shared or community wastewater systems

What it is: A single system serving multiple homes or lots, common in subdivided or clustered developments.
Pros: Shared cost and space; standardized maintenance and monitoring.
Cons: Requires robust management and clear ownership/operating agreements.
When it fits: In developments where individual drainfields wouldn't meet local soil or space requirements.

Step-by-step quick guide to selecting a system for your Big Flats property

Do a site evaluation with a licensed designer or engineer familiar with Big Flats soils and the local regulatory environment.
Obtain soil information and percolation data to understand drain-field suitability.
Check permitting requirements with the Chemung County Health Department or your local authority to secure approvals before installation.
Choose a system type that matches soil conditions, space, and long-term maintenance commitments.
Hire a licensed installer with experience in your chosen system and in New York State OWTS standards.

Maintenance and best-practice notes

Pump your septic tank regularly based on usage, typically every 3–5 years for a family of four, but follow your designer's recommendation.
Use wastewater with care: avoid flushing wipes, chemicals, solvents, cooking grease, and non-biodegradable materials.
Protect the drainfield from compaction, heavy equipment, and landscaping overgrowth; maintain a setback buffer and keep vehicles off the field.
Monitor system performance and address alarms or signs of failure promptly: odors, wet areas above the drainfield, or groundwater mounding.
Regularly inspect effluent filters at the tank inlet and outlet and service as recommended.

Official resources

New York State Department of Health – Onsite Wastewater Treatment Systems (OWTS):
EPA – Septic systems overview and homeowner guidance: https://www.epa.gov/septic

Note: Local permitting and design requirements can vary; contact your county or town health department for precise guidance.

Common Septic Issues in Big Flats

Soil and Drainfield Challenges in Big Flats

Big Flats sites often contend with soil conditions that stress drains and leach fields. Common realities include limited soil depth before rock or dense layers, variable drainage, and seasonal groundwater that helps keep the drainfield wet. These factors slow effluent absorption and raise the risk of saturation, backups, or effluent surfacing after heavy rain.

Signs to watch: persistent damp spots above the drainfield, a strong septic odor near the system, lush vegetation over the drainfield, or toilets/basins draining slowly.
Why it happens here: shallow soils and limited vertical space can prevent proper treatment; clay pockets and compacted layers impede percolation; seasonal water table fluctuations are common in this region.
What to do: have a professional perform a site evaluation and soil profile, consider drainage improvements or an alternative system design (for example, mound or pressure-dosing options if permitted).

For official guidance on site assessments and OWTS design, see NYS DOH:

Water Table and Seasonal Wetness

Spring melt and heavy rainfall can raise the water table, saturating the drainfield and reducing its effectiveness for weeks at a time. In Big Flats, this seasonal wetness is a frequent driver of longer pumping intervals and occasional backups.

Signs to watch: surface wetness around the system after rain, slow drains during wet months, gurgling sounds in pipes.
Why it matters here: saturated soils limit aerobic treatment and can lead to early drainfield failure if the system is not sized or managed for wet conditions.
What to do: avoid heavy loading during wet periods, ensure proper grading away from the tank and drainfield, and work with a septic professional to adjust dosing or install wet-condition adaptations if appropriate.

Official guidance on wastewater management is available at: https://www.health.ny.gov/environmental/wastewater/onsite_wastewater/

Tree Roots and Landscape Impacts

Tree roots are a frequent culprit in Big Flats septic issues. Roots seek moisture and nutrients and can infiltrate drainpipes and distribution lines, causing blockages, cracks, and reduced flow.

Signs to watch: sudden changes in drainage, repeating backups, or roots pushing against access lids.
Why it's common here: many properties have mature landscaping or nearby trees whose roots extend toward the septic field.
What to do: keep trees and shrubs away from the drainfield and tank, use root barriers, and have a professional inspect for intrusion if problems arise.

EPA guidance on septic systems and roots: https://www.epa.gov/septic

Aging Systems and Installation Issues

Older septic systems may have degraded components, undersized tanks, or outdated drainfield designs that don't meet current expectations. Common failures include cracked tanks, missing or damaged baffles, clogged effluent filters, and poorly performing leach fields.

Signs to watch: frequent pumping needs, foul odors near the tank, sewage backing up into fixtures, or a drainfield that never dries out.
What to do: schedule a full inspection with a licensed septic contractor, replace failing components as recommended, and consider upgrading to a modern system if your site supports it.

NYSDOH resources cover aging-system considerations: https://www.health.ny.gov/environmental/wastewater/onsite_wastewater/

Household Habits That Push a System Too Hard

Everyday choices can shorten a system's life in Big Flats. High water use, frequent garbage disposal operation, and flushing non-biodegradables stress the tank and leach field.

Steps to reduce load:
1. Space out laundry and dishwasher use; run full loads only.
2. Fix leaks promptly and install water-saving devices.
3. Only flush septic-safe products; avoid wipes, feminine hygiene products, and chemicals that kill beneficial bacteria.
4. Don't pour fats, oils, or greases down the drain; avoid chemical solvents and paint thinners down the drain.
5. Have the system pumped on a schedule recommended by your pro; do not rely on "as needed" if you're seeing signs of trouble.

For general guidance on best practices, see EPA's septic overview: https://www.epa.gov/septic

Local or county resources may provide additional guidance and lists of licensed professionals:

NYS DOH Onsite Wastewater: https://www.health.ny.gov/environmental/wastewater/onsite_wastewater/
EPA Septic Systems: https://www.epa.gov/septic

Septic Inspection, Permits & Local Oversight

Who Oversees Septic in Big Flats

In New York, on-site wastewater systems are regulated at the county level with state guidance. For Big Flats (Chemung County), your septic project will typically involve the Chemung County Health Department for permits and inspections, and the Town of Big Flats Building Department for any related building permits or code compliance. Start by confirming requirements with these offices early in planning.

Permits You May Need

New installation or replacement of a septic system.
Major repairs or alterations that involve excavation, tank replacement, leach-field work, or changes to the distribution system.
Repairs that affect the integrity or operation of the system.
Property transfers may require a Certificate of Compliance or similar documentation.

Notes:

A licensed designer or engineer may be needed to prepare plans and calculations, depending on local rules.
Soil testing and site evaluations (percolation tests) are commonly required as part of the permit review.
Always obtain the necessary permits before starting work to avoid penalties or the need to redo work.

Step-by-Step: Getting Permits & Inspections

Hire a licensed septic designer or engineer if required by your local code.
Conduct required soil testing and site evaluation; collect documentation for submittals.
Contact Chemung County Health Department to discuss permit requirements and submit the application package.
If needed, obtain any Town of Big Flats building permits and coordinate with the town's codes office.
Pay permit fees and wait for plan review and approval.
Schedule installation with a licensed septic contractor; ensure every step is inspected as work progresses.
After installation, submit as-built drawings and documentation; schedule and pass the final inspection to receive the Certificate of Compliance or Completion.

Inspections: What to Expect

Pre-installation review: confirm site boundaries, setbacks, and soil findings.
During installation: inspectors verify tank placement, baffles, risers, lids, and proper septic-pipe connections; leach-field trenching and backfill are checked.
Post-installation: final inspection verifies correct depth, orientation, and functioning of the system; you'll receive official sign-off once the system passes.

Property Transactions: Certificates & Compliance

When buying or selling a home, the local health department or building department may require a Certificate of Compliance or Certification of Completion for the septic system. Don't wait until closing—check early with your real estate agent and closing attorney to determine what documentation is needed and how long the process takes.

Helpful Resources

NYS Department of Health: Onsite Sewage Treatment Systems (OSS) overview and requirements:
Chemung County Health Department (septic permits, inspections, and compliance):
Local contact reminders: always verify with the Town of Big Flats Building Department and the Chemung County Health Department for current forms, fees, and processing times.

Septic Maintenance for Homes in Big Flats

Local conditions in Big Flats

Big Flats presents a mix of soil types and seasonal patterns that affect septic performance. Some neighborhoods sit on soil with slower drainage or a higher water table in spring, while others have well-draining areas. Cold winters and freeze-thaw cycles can influence how quickly effluent moves through the drainfield. Because local conditions vary, use a maintenance plan that accounts for tank size, household occupancy, and the specific soils on your property. For guidance tailored to your site, consult local regulations and a licensed septic professional.

Daily habits that protect your system

Conserve water: spread laundry across the week, run full loads, and upgrade to high-efficiency appliances.
Mind what you flush: only human waste and toilet paper in toilets; use a limited amount of bathroom cleaners.
Avoid disposables and chemicals: don't flush wipes, dental floss, grease, solvents, paints, pesticides, or heavy cleaners.
Use a trash/compost routine instead of a disposal unit, if you have one.
Protect the drainfield: keep vehicles and heavy equipment off the drainfield area; plant no trees or large shrubs with aggressive roots near the system.

Pumping, inspection, and record-keeping

Determine a pumping interval: a typical family often pumps every 3–5 years, but Big Flats sites with high groundwater or larger tanks may vary. Your septic pro can tailor this to your usage and tank size.
Hire a licensed septic contractor: they should pump the tank, clean filters, and inspect baffles or portions of the tank that aren't easily visible.
Inspect the drainfield during service: check for standing water, cracks, or signs of poor absorption and discuss any need for further evaluation.
Maintain a maintenance log: note the date, tank size, pumping company, and any repairs or observations. Keep receipts and any excavation permits on file.

Drainfield care in Big Flats soils and climate

Avoid soil compaction: do not drive or park on the drainfield; compaction reduces absorption.
Manage vegetation: keep grasses over the drainfield to reduce erosion; avoid deep-rooted plants or trees nearby.
Minimize irrigation over the drainfield: added irrigation can saturate the soil and hinder absorption, especially in climate zones with seasonal rainfall.
Filter protection: consider installing or maintaining effluent filters and ensuring baffles are intact to prevent solids from reaching the drainfield.
Monitor for trees and roots: be mindful of nearby trees; roots can invade laterals or the absorption area in older systems.

Seasonal and climate tips for Big Flats

Winter care: evenly distribute water use to avoid concentrating wastewater during freezing conditions; protect access ports from snow and ice.
Spring checks: after thaw, look for pooling or unusually green, lush grass over the drainfield as a possible sign of issues.
Pre-season planning: schedule pumping ahead of high-usage periods (holidays, hosting guests) to reduce backup risk.

Signs of trouble that require a professional

Backups or slow drains in sinks, tubs, or toilets.
Unpleasant odors around the house or outdoor drainfield areas.
Wet, soggy patches or pooling water over or near the drainfield.
Lush, unusually green grass directly above the drainfield.
Gurgling sounds in plumbing or repeated drain cleanouts.

Resources and official guidance

NYS Department of Environmental Conservation (Onsite Wastewater Treatment Systems):
U.S. Environmental Protection Agency (Septic Systems):
Town of Big Flats official site (local regulations and notices):
Chemung County Health Department (local health guidance):

Cost Expectations for Septic Services in Big Flats

Septic Tank Pumping

What it includes: removing accumulated solids from the tank, cleaning the baffles, checking the tank lids and risers, and a basic system check. In Big Flats, accessibility (tight spaces, buried lids) and tank size (common 1,000–1,500 gallons) drive the price.
Typical cost in Big Flats: roughly $350–$700 for a standard 1,000-gallon tank; larger tanks or difficult access can push $700–$1,000. Travel fees or additional pumping of grease traps can add $50–$150.

Routine Inspections and Maintenance

What it includes: visual inspection of the tank and risers, inspection of pumps and alarms, effluent screening, and a recommendation for next pumping interval. Many homeowners pair an inspection with pumping every 1–3 years depending on usage.
Typical cost in Big Flats: $150–$350 for a stand-alone inspection; $350–$600 if combined with pumping or a more thorough diagnostic.
Notes: regular maintenance helps prevent costly repairs and preserves system life in a region with variable soil moisture and seasonal uses.

Drain Field Repair and Replacement

What it includes: assessment with camera if needed, trench or absorption bed replacement, repair of cracked laterals, or distribution box adjustments. Big Flats soils and groundwater patterns can influence remediation methods.
Typical cost in Big Flats: $3,000–$12,000 for repair work on a portion of the field; full drain-field replacement can range $15,000–$40,000 or more, especially if mound systems or enhanced treatment are required.

Drain Field Jetting and CCTV Inspection

What it includes: cleaning lines to clear roots or mineral buildup, plus video inspection to identify blockages or pipe breaks.
Typical cost in Big Flats: jetting $200–$600; video inspection $250–$600; combined services often discounted if done together.

Septic System Installation or Replacement

What it includes: site evaluation (soil tests, percolation tests), design, permits, trenching, tank installation, and soil absorption system construction. Big Flats properties can vary from sandy soils to tighter, more challenging soils; design choice matters (conventional, mound, or ATU).
Typical cost in Big Flats: new conventional systems often run $10,000–$25,000; more complex systems (mound systems, ATUs, or deep excavation) can reach $25,000–$60,000 or higher, depending on site conditions and permit requirements.

Septic Tank, Piping, and Baffle Work

What it includes: replacing cracked lids, risers, inlet/outlet baffles, or damaged piping; sometimes paired with pumping.
Typical cost in Big Flats: $200–$800 for individual components; labor for combined tasks may raise the total to $1,000–$2,500.

Abandonment or Removal of an Old System

What it includes: proper decommissioning of a failed or unused system, including filling tanks and capping lines to prevent future intrusion.
Typical cost in Big Flats: $500–$2,000, depending on accessibility and extent of backfill needed.

Grease Trap Pumping and Commercial Septic Services

What it includes: pumping and disposal of grease traps, grease interceptor maintenance, and routine commercial system inspections.
Typical cost in Big Flats: small traps $250–$600; larger commercial traps $800–$2,000+ per service, depending on size and accessibility.

Permitting, Design Approval, and Soil Evaluation (Perc/Soil Tests)

What it includes: soil testing, site evaluation, and obtaining necessary local and state approvals before installation or modification.
Typical cost in Big Flats: soil evaluation and design planning often $1,000–$2,500; permit fees vary by municipality and can add several hundred dollars.

Maintenance Plans and Service Contracts

What it includes: scheduled visits for pumping, inspection, and priority service when issues arise.
Typical cost in Big Flats: $150–$350 per year, depending on service level and number of visits.
Official resources for guidance and regulations:
- EPA: Septic Systems overview and maintenance tips —
- Local health departments can provide jurisdiction-specific permit and inspection details (check Chemung County or Town of Big Flats pages for local requirements)
Notes for Big Flats homeowners:
- Costs can vary with tank size, access, and local permit fees.
- Soil conditions, groundwater level, and accessibility often drive design choices and total project cost.
- Scheduling around seasonal weather (winter access and frozen ground) can affect timing and price.