Septic in Grady County, OK

Last updated: Mar 21, 2026

Grady County greets you with wide skies, open acreage, and a neighborhood mix that blends small-town charm with growing homes near Chickasha. If you're a Grady County homeowner, you've likely seen the practical reality of septic systems quietly doing their work behind the scenes. This page starts with friendly, straightforward guidance you can trust, from a neighbor who's spent years helping local families care for their wastewater safely and affordably.

Is septic common in Grady County? Should I expect septic if I own or buy a home?

Yes—especially in rural pockets and areas outside established city sewer lines. In Grady County, many homes on larger lots or in unsewered sections rely on septic systems. If your property sits inside town limits with established sewer service, you may not need a septic system. If you're buying a home, it's wise to ask about the sewer situation, system age, and whether a pumping or inspection history is available.

Why homes typically use septic systems in Grady County

  • Rural spread and lot sizes: Grady County has a long history of farming and ranching, with many homes on wells and on parcels that aren't served by centralized sewer.
  • Practical, cost-effective wastewater treatment: For many properties, a well-designed septic system provides a dependable way to treat household wastewater without the expense of extending city sewer to every outlying lot.
  • Local regulations and soil realities: Septic design and maintenance are guided by county requirements and soil conditions, which in Grady County influence where a system can be placed and how it must be maintained.

Key takeaways for Grady County homeowners

  • Is septic common here? In rural and unsewered areas, yes—expect septic if your home isn't connected to a municipal sewer.
  • Why septic exists here? Large lot patterns, agricultural history, and scheduling wastewater treatment to fit land and water resources.
  • Growth and coverage: Grady County's growth around Chickasha and newer subdivisions has slowly expanded sewer reach in some corridors, but many areas remain dependent on septic systems. As homes and landscapes evolve, maintenance and proper setbacks remain essential.

High-level explanation (why septic exists here)

Septic systems developed here as a practical, land-friendly solution for treating wastewater when centralized sewer access isn't available. They rely on simple, proven stages—storage in a tank, and dispersal through a drain field—designed to work with local soils, rainfall patterns, and daily water use. The result is a quiet, dependable system when properly planned, installed, and maintained by a local pro. As you move through this guide, you'll find practical steps to keep your Grady County septic performing well, with the trusted, neighborly advice you'd expect from a local septic contractor.

How Septic Is Regulated in Grady County

Regulating bodies you should know

  • Oklahoma Department of Environmental Quality (ODEQ) sets statewide standards for onsite wastewater systems (OWS) and provides oversight, design guidelines, and state-level permitting.
  • Grady County Health Department handles local permitting, inspections, and enforcement for residential septic systems within Grady County, following ODEQ standards.
  • Some towns or municipalities within Grady County may have additional codes or permit procedures—check with your city or county office before you begin.

Do you need a permit?

  • Yes. A permit is required for new systems, substantial repairs, or replacements, and for certain alterations to an existing system.
  • Permits are issued by the appropriate authority (Grady County Health Department or ODEQ) depending on the project and property jurisdiction.
  • Process at a glance:
    • Submit a formal permit application.
    • Include site evaluation and proposed system design.
    • Obtain design approval before any ground is broken.
    • Schedule required inspections during and after installation.

The design and installation process

  1. Hire licensed professionals. Work with a licensed septic designer and a licensed installer to ensure compliance with state and local rules.
  2. Conduct site evaluation and soil assessment. This helps determine the right system type, tank size, and layout for your lot.
  3. Prepare and submit plans. Provide proposed system design, soil information, and site data to the approving authority (Grady County Health Department or ODEQ) for review.
  4. Receive approval and install. Use the approved design exactly; any changes usually require re-approval and possible re-inspection.

Inspections and documentation

  • An on-site inspection is typically required after installation to verify proper placement, connections, and functionality of the system.
  • Submit an as-built or record drawing showing the exact location and details of components once the system is complete.
  • Keep a complete file: all permits, approvals, inspection reports, and maintenance records for your records and future property transactions.

Maintenance and everyday use

  • Pumping frequency: most systems benefit from a pump-out every 3-5 years, but follow the schedule recommended by your designer/installer based on tank size, household usage, and sludge levels.
  • Protect the system:
    • Conserve water to reduce hydraulic loading.
    • Avoid flushing non-biodegradable products, fats, oils, and chemicals.
    • Keep heavy equipment and tree roots away from the drain field.
    • Direct surface water and irrigation away from the absorption area.
  • Regular inspections (annually or per local guidance) help catch problems early and extend system life.

If there's a problem

  • Watch for red flags: backups, gurgling sounds, wet or unusually soggy areas over the drain field, or strong septic odors.
  • Contact a licensed septic contractor promptly for evaluation and repair; DIY fixes can worsen the issue or violate code.
  • If selling or transferring property, ensure any required inspections or disclosures are completed per local rules.

Helpful resources

  • Oklahoma Department of Environmental Quality – Onsite Wastewater Systems: official guidance, standards, and permitting information.

Soil, Groundwater & Environmental Factors in Grady County

Local soil characteristics

  • Grady County soils range from well-drained upland sites to areas with slower drainage. Soil texture and structure influence how quickly septic effluent is absorbed.
  • A formal soil evaluation is essential before selecting a system. Have a licensed designer or OSU Extension staff perform a soil test and infiltration assessment.
  • Use online soil data to plan your system:

Groundwater depth and proximity to wells

  • Groundwater depth in Grady County can vary by season and location. In some areas, a shallow water table or nearby wells affect how and where a system can be placed.
  • Always check setbacks from wells, springs, and other drinking-water sources as required by state and local rules. These distances are site-specific and may change with weather and soil conditions.
  • If you have a nearby well or a known shallow water table:
    • Consider alternative designs or elevated absorption areas.
    • Consult a licensed septic designer and your county health department for applicable setbacks and approved technologies.

Floodplains, drainage, and environmental factors

  • Heavy rains and occasional flooding can saturate soils and impact system performance. Placement in flood-prone zones increases the risk of surface pooling and effluent backup.
  • Avoid low-lying or poorly drained pockets and areas where surface runoff concentrates over the absorption field.
  • If your property is near streams, floodplains, or in areas prone to saturation:
    • A mound system or other elevated treatment option may be appropriate.
    • Ensure adequate drainage around the system to minimize surface water intrusion.

System design options for challenging sites

  • Conventional systems may work where soils drain well and groundwater is deep. In less favorable soils, consider:
    • Mound systems or bed systems to raise the infiltrative surface above shallow water or restrictive layers.
    • Chamber systems with wider distribution to improve dispersion in marginal soils.
    • Aerobic pretreatment units or sand filters for weaker soils.
  • Practical steps:
    1. Get a professional evaluation of soil absorption capacity and groundwater conditions.
    2. Discuss alternative designs with a licensed septic designer early in the planning process.
    3. Obtain required permits from the local authority before installation.

Local regulations and resources

Typical Septic System Types in Grady County

Conventional gravity septic system

  • How it works: A septic tank settles solids; effluent flows by gravity into a buried drainfield with perforated pipes and gravel, where it percolates through the soil.
  • Typical components: septic tank, distribution box, perforated pipes, gravel or sand, and soil absorption bed.
  • Pros: simple design, durable, often the lowest upfront cost; easy to repair with standard parts.
  • Cons: needs adequate soil depth and slope; not ideal in high water tables or dense clay soils.
  • When you'll see this pot in Grady County: the most common choice for many single-home sites with suitable soil and space.

Chamber system

  • How it works: Instead of a gravel trench, pre-fabricated plastic chambers create long, wide trenches for effluent distribution.
  • Typical components: septic tank, distribution system, and modular chambers.
  • Pros: lighter, easier handling; can fit into narrower or irregular lots; quicker install in some cases.
  • Cons: higher material cost than conventional gravel beds; requires proper slope and soil compatibility.
  • When it's a fit: good for smaller lots or when site constraints make traditional trenches difficult.

Mound system

  • How it works: Raised drainfield built on top of a sand-covered mound to improve drainage when soils are shallow or have a high groundwater table.
  • Typical components: septic tank, dosing or distribution chamber, sand fill, plastic drainfield mounds.
  • Pros: enables septic systems on challenging sites; reliable treatment in poor soils.
  • Cons: higher installation and maintenance costs; requires more space and regular monitoring.
  • When you'd choose this: soils are shallow, clay-heavy, or have a high water table.

Sand filter system

  • How it works: Treated effluent from a septic tank passes through a sand filtration bed before reaching the drainfield.
  • Typical components: septic tank, a pump or gravity feed, sand filter bed, drain lines.
  • Pros: improved effluent quality for marginal soils; can extend drainfield life.
  • Cons: more parts and maintenance; needs regular inspection and occasional media replacement.
  • When it's used: properties with soils that need extra polishing of wastewater before disposal.

Aerobic Treatment Unit (ATU) with secondary disposal

  • How it works: An ATU provides controlled aeration and mixing to produce higher-quality effluent; discharge is sent to a secondary disposal method (drip, spray, or mound) or to a sand filter.
  • Typical components: ATU, chlorination or disinfection step, and a secondary dispersal system.
  • Pros: higher treatment efficiency; can reduce required drainfield size; good for restrictive soils.
  • Cons: higher upfront and ongoing maintenance; requires electricity and licensed service.
  • When it's a good option: small lots or soils that limit conventional systems; you'll often see ATUs paired with drip or spray disposal.

Drip irrigation and spray disposal systems

  • How it works: Treated effluent is distributed through drip lines or sprinkler-style spray heads for landscape irrigation.
  • Typical components: pre-treatment tank, pumping or gravity distribution, drip lines or spray heads, controllers.
  • Pros: efficient water reuse; can greatly reduce drainfield size; flexible landscaping options.
  • Cons: requires careful system management and monitoring; regulatory constraints on discharge can vary by county.
  • When to consider this: properties prioritizing water reuse and where local rules allow landscape irrigation with treated wastewater.

How to choose the right system for your Grady County property

  1. Start with a soil assessment (perc test) and site evaluation by a licensed designer or the county extension office.
  2. Consider space, groundwater level, and slope; shallow or restrictive soils may push you toward mound or ATU options.
  3. Budget for both installation and ongoing maintenance; ATUs and drip systems have higher maintenance needs.
  4. Verify local codes and permit requirements with the OK Department of Environmental Quality (ODEQ) and your county health department.
  5. Official resources: Oklahoma Department of Environmental Quality's Onsite Wastewater Systems
  6. Additional guidance on septic systems:

Typical Septic Issues Across Grady County

Symptoms homeowners notice

  • Slow drains or frequent backups in toilets, sinks, or showers
  • Gurgling noises in pipes or when a toilet is flushed
  • Odors (especially sewer-like smells) around the house, yard, or near the tank access
  • Surfaces or grass that stay unusually wet or spongy over the drainfield
  • Puddling or water standing on the drainfield after rainfall
  • Lush, bright-green growth above the drainfield compared with surrounding turf

Local factors in Grady County

Grady County soils vary, but many areas have clay-heavy or compacted soils with seasonal groundwater fluctuations. Heavy rains, perched water tables, and tree roots nearby can push effluent to the surface or overwhelm the absorption area. Properties with shallow drainfields, septic tanks placed too close to structures, or maintenance gaps (like skipped pumping) tend to show issues sooner. Fisheries- or flood-prone zones can exacerbate overflows or backups during wet seasons.

Common problems you may encounter

  • Drainfield saturation or failure
    • Soil can't absorb effluent quickly enough during wet seasons or after large water loads.
    • Result: backups, damp spots, or sewage surfacing in the yard.
  • Root intrusion
    • Tree roots growing toward and into underground pipes or the drainfield can block flow.
    • Result: slow drains, backups, or cracking pipes.
  • Improperly sized or installed systems
    • Drainfield area too small, incorrect pipe slopes, or damaged baffles in the tank.
    • Result: frequent backups and poor treatment.
  • Excess solids and improper use
    • Overuse of water, heavy laundry days, or a garbage disposal dumping solids into the system.
    • Result: faster sludge buildup, more frequent pumping needs, and potential tank clogging.
  • Chemical and waste disposal
    • Harsh cleaners, solvents, pesticides, or fats/oils flushing into the system.
    • Result: harmed beneficial bacteria, slower breakdown, and potential system stress.
  • Leaking or cracked components
    • Cracked tanks, damaged lids, or broken effluent pipes.
    • Result: odors, exposure risks, and more noticeable backups.

Quick diagnostic steps for homeowners

  1. Observe: Note where backups occur and whether odor or wet spots correlate with rainfall.
  2. Inspect the drainfield area: Look for pooling water, strong odors, or unusually lush grass.
  3. Check usage patterns: Have you increased loads (more showers, laundry, or dishwasher use) without adjusting pumping interval?
  4. Listen for signs: Gurgling in plumbing or toilets that won't flush easily.
  5. Check access lids: Ensure lids are intact and accessible for a professional inspection.

Prevention and maintenance

  • Manage water use
    • Space out heavy water use (laundry, baths, irrigation) and fix leaks promptly.
    • Consider low-flow fixtures and a properly sized irrigation system.
  • Protect the drainfield
    • Keep heavy equipment, vehicles, and structures off the drainfield area.
    • Plant only shallow-rooted vegetation nearby; avoid large trees whose roots may reach underground pipes.
  • Mind what goes in
    • No grease, oils, chemical cleaners, solvents, or non-biodegradable items.
    • Minimize garbage disposal use; solids increase pumping frequency.
  • Regular pumping and inspection
    • Have the septic tank inspected every 1–2 years and pumped every 3–5 years for typical households; more often if there's a larger water load or a disposal system.
    • Keep records of inspections, pumping, and any repairs.
  • Seasonal considerations
    • After heavy rains, limit irrigation and monitor for standing water or odors around the drainfield.

When to call a licensed professional

  • Backups, strong odors, or standing water appear indoors or outdoors.
  • Visible wet areas persist on the drainfield beyond a day or two after rain.
  • You're approaching the recommended pumping interval or are unsure about system size and condition.
  • There are cracks in the tank, exposed pipes, or emerging surface disturbances near the drainfield.

Official resources

Septic Inspection, Permits & Local Oversight

Oversight in Grady County

Grady County is served by the Grady County Health Department, which works with the Oklahoma Department of Environmental Quality (ODEQ) to regulate onsite wastewater systems. Permits, inspections, and system design approvals typically go through the county environmental health office before work begins.

When a permit is required

  • New septic system installation
  • Replacing an existing system
  • Expanding a system to accommodate more bedrooms or higher flow
  • Rebuilding or repairing a failed system
  • Moving a system location on the property

Note: Even modest changes or upgrades may require a permit to ensure the design meets safety and environmental standards.

How to apply for a permit

  1. Confirm property details with Grady County (address, lot size, zoning).
  2. Hire a licensed septic system designer/installer to prepare a site plan and system design.
  3. Gather required documents: site plan showing soil conditions, proposed tank and drain-field layout, and system specifications.
  4. Submit the permit package to the Grady County Health Department (Environmental Health). Include the design, forms, and any fees.
  5. Pay permit and inspection fees; you'll receive a permit number and an inspection schedule.
  6. Wait for permit approval before starting any installation.

Inspection process

  • Rough-in inspection: Verify tank placement, baffle orientation, piping, and drain-field trenches before backfilling.
  • Final inspection: Confirm all components are installed per plan, meet setback and soil requirements, and function as intended.
  • Post-installation: The system may require a flow or performance test and an installer-certified as-built diagram.
  • Scheduling: Inspections are typically coordinated through the Grady County Health Department or the local inspector.

Compliance, records & local oversight

  • Follow the approved plan; changes generally require additional approvals and possibly a new permit.
  • County inspectors may revoke an active permit if work stops beyond a defined period or safety concerns arise.
  • Retain all paperwork: permits, inspection reports, and maintenance records for future property transactions.

Documentation and tips for homeowners

  • Obtain a copy of the final as-built diagram from the licensed installer.
  • Save the permit number and inspector contact for future reference.
  • Maintain a dedicated folder for maintenance timelines and service receipts.

Useful resources

Cost Expectations for Septic Services in Grady County

Septic Tank Pumping and Cleaning

  • What's included: removing sludge and scum from the septic tank, inspecting baffles, cleaning the effluent screen if present, and checking the tank for cracks or leaks. In Grady County, many homes have smaller tanks (often 1000–1500 gallons) and clay soils that can influence pumping frequency and access considerations.
  • Grady County specifics: clay soils and longer access lanes can raise travel time and pricing; older homes may have concrete tanks that require care during pumping.
  • Typical cost in Grady County: roughly $250–$550 per service, with added charges for difficult access, heavy buildup, or large tanks. If you haven't pumped in several years, expect toward the higher end.
  • Quick tip: plan pumping every 3–5 years depending on household size and water usage; OSU Extension guidance and EPA basics can help you estimate need. See https://extension.okstate.edu/ and https://www.epa.gov/septic for general guidelines.

System Inspections

  • What's included: visual inspection of the tank, lids, pipes, pump chamber (if present), member components (pumps, alarms), and overall system performance; may include a dye test or flow observation for resale or compliance.
  • Grady County specifics: inspections are commonly required for real estate transfers and may be part of local or state permit guidelines; access and tank age can affect thoroughness and price.
  • Typical cost in Grady County: $150–$350 for a basic inspection; $350–$600 for a more thorough inspection that may include dye testing, additional camera review of lines, or paired system checks.
  • Quick tip: combine an inspection with routine pumping to get a full O&M snapshot. Learn more at https://www.epa.gov/septic and check local DEQ guidance at https://deq.ok.gov/waste-management/onsite-wastewater-treatment-systems-owts/.'>https://deq.ok.gov/waste-management/onsite-wastewater-treatment-systems-owts/.

Dye Testing and Functional Flow Checks

  • What's included: introducing safe dye into fixtures to verify that water exits the tank through the drain field, and observing effluent behavior; may be used for resale or to confirm proper function after pumping or repairs.
  • Grady County specifics: dye tests help identify leaks or leaks in clay soils where absorption is slower; they're often paired with a pressure/flow check in older systems.
  • Typical cost in Grady County: $100–$300, depending on the number of fixtures tested and whether a follow-up monitoring period is needed.
  • Quick tip: pairing dye tests with a full inspection yields the clearest picture of system health. Official guidance is available via https://www.epa.gov/septic and state resources at https://deq.ok.gov/.'>https://deq.ok.gov/.

Drain Field Evaluation and Repairs

  • What's included: soil absorption evaluation, trench or dose assessment, inspection of lateral lines, and assessment of whether a drain field needs cleaning, repair, or replacement.
  • Grady County specifics: clay-heavy soils common in this region can mask absorption issues and lead to more extensive fieldwork or sometimes mound/system elevation solutions; accessibility and landscape disruption affect cost.
  • Typical cost in Grady County: evaluation $500–$1,500; simple repair or relay pipe work $1,500–$4,000; full drain field repair or replacement often $4,000–$12,000, with more complex cases reaching $15,000–$25,000+.
  • Quick tip: drainage issues in Grady County are often tied to soil and groundwater patterns; ongoing maintenance and verify with soil tests. See DEQ guidelines at https://deq.ok.gov/ and EPA resources at https://www.epa.gov/septic for background.

Septic System Repairs (non-emergency)

  • What's included: component replacements (baffles, risers, effluent filters), line patching, leak repairs, pump replacements, and alarm fixes.
  • Grady County specifics: repair parts may require ordering and scheduling around weather and access; clay soils can complicate trench repairs.
  • Typical cost in Grady County: $150–$1,000 for parts and labor on smaller fixes; bigger fixes or multiple components can push $2,000–$5,000.
  • Quick tip: address small repairs promptly to prevent field failure. See EPA guidance at https://www.epa.gov/septic and DEQ information at https://deq.ok.gov/.'>https://deq.ok.gov/.

New System Installations (Grady County)

  • What's included: site evaluation, soil testing, design, permits, tank installation, drain field construction, and final inspections.
  • Grady County specifics: soil type and lot size strongly influence system type (conventional, mound, or alternative designs); dirt access and weather windows affect scheduling and price.
  • Typical cost in Grady County: conventional systems $5,000–$15,000; mound or advanced systems $15,000–$30,000+ depending on soil, lot constraints, and permit requirements.
  • Quick tip: work with a licensed local installer who understands Grady County soil conditions and DEQ permit steps. Official references: https://deq.ok.gov/ and EPA septic overview at https://www.epa.gov/septic.

Tank Risers, Lids, and Access Improvements

  • What's included: adding or upgrading risers and secure, weatherproof lids to improve access and inspection safety.
  • Grady County specifics: improves safety in rural setups and helps with easier pumping; may be required by code for older installations.
  • Typical cost in Grady County: $1,000–$3,500 depending on materials, height added, and labor.

Permits, Inspections, and Compliance

  • What's included: securing local and state permits, scheduling inspections, and ensuring system meets DEQ and county requirements.
  • Grady County specifics: permit requirements can vary by project type and property location; expect some upfront planning time and fees.
  • Typical cost in Grady County: several hundred dollars for permits and inspection fees, plus the project cost. Official resources: Oklahoma DEQ ONSITE program: https://deq.ok.gov/waste-management/onsite-wastewater-treatment-systems-owts/.'>https://deq.ok.gov/waste-management/onsite-wastewater-treatment-systems-owts/.

Emergency and After-Hours Service

  • What's included: urgent pumping, repair, or inspection when a system failure poses immediate risks.
  • Grady County specifics: after-hours rates commonly 1.5x–2x standard on-call pricing; weather and access can add time and cost.
  • Typical cost in Grady County: higher hourly rates with travel charges; confirm ETA and scope before work starts.

Official resources for septic guidance and compliance:

Septic vs Sewer Across Grady County

Quick snapshot: where Grady County lands

  • Rural and some unsewered areas rely on private septic systems.
  • Towns and municipalities within the county often have municipal sewer service; connections and rates vary by district.
  • Availability depends on your address, distance to mains, and local infrastructure plans.

How septic and sewer work in Grady County

  • Septic system: a private wastewater treatment system on your property that needs regular maintenance.
  • Sewer connection: tapping into a public sewer line with service provided by the local utility; ongoing monthly fees apply.
  • Most decisions hinge on service maps, soil suitability, and cost over time.

Pros and cons at a glance

  • Septic pros
    • On-site control; no monthly sewer bill.
    • Suitable for many single-family homes with appropriate soils.
  • Septic cons
    • Requires regular maintenance (pumping, inspections) and proper usage.
    • Failure or poor soils can be costly to repair.
  • Sewer pros
    • Consistent municipal management; no on-site waste treatment responsibilities.
    • Generally higher reliability and easier to meet evolving environmental rules.
  • Sewer cons
    • Connection costs and ongoing monthly fees; long-term financial commitment.
    • Availability may be limited by distance from mains and utility plans.

Availability in Grady County

  • Check whether your property lies inside a city or county service area.
  • If you're outside sewer districts, a septic system may be your only practical option.
  • If sewer is available, the utility may require you to connect when certain improvement projects are funded or when mains reach your area.

Costs to consider

  • Septic system
    • Installation: typical ranges vary by soil, size, and permit needs; expect to budget several thousand dollars.
    • Maintenance: annual inspections and periodic pumping (frequency depends on usage, tank size, and local guidance).
  • Sewer connection
    • Connection fees: can include tap, service line, and impact or connection charges.
    • Monthly sewer bill: depends on usage and district rates; budgeting for maintenance is usually minimal beyond replacement parts.

Maintenance and upkeep you can rely on

  • Septic maintenance checklist
    • Have tank pumped per local guidance (often every 3–5 years for typical homes).
    • Keep chemicals, grease, and non-biodegradable items out of drains.
    • Inspect the drain field and look for signs of failure (gurgling sounds, damp spots, slow drains).
  • Sewer maintenance basics
    • Expect routine service from the utility; report unusual odors or backups promptly.
    • Be mindful of what goes down the drain to avoid clogs or sewer backups.

Decision guide: how to choose

  1. Verify sewer availability for your exact address with the local utility or county planner.
  2. Assess your lot's soil and groundwater conditions (permitting may require a percolation test or soil analysis).
  3. Compare total 5–10 year costs: septic upkeep vs sewer charges and potential connection fees.
  4. Consider long-term plans: resale value, property expansion, and environmental considerations.
  5. Consult an expert for a site evaluation and cost estimates before committing.

If you're moving from septic to sewer (or vice versa)

  • Start with the local utility or Grady County permitting office to confirm requirements.
  • Obtain a formal estimate for connection or abandonment costs; ensure compliance with local codes.
  • Schedule any needed inspections, permits, and, if moving to sewer, plan for disposal of any septic remains per regulations.

Quick maintenance checklist

  • Schedule regular pumping based on tank size and household usage.
  • Use water wisely to avoid overloading the system.
  • Protect the drain field: keep heavy equipment off, plant only shallow-rooted vegetation nearby, and divert surface water away from the area.
  • Enlist a licensed contractor for any significant repairs or replacements.

Official resources

  • EPA: Septic systems overview and homeowner tips: