Before selling an Erin home with a septic system or well, gather available system history, service receipts, well-supply information and dated water results. Review gaps, known concerns and any seller-information documents with suitable advisers, then agree which investigations are useful or actually required. A clear file helps explain the property; it does not certify condition, replace buyer due diligence or guarantee a sale.
Start with available records, then agree appropriate investigations for the actual property. Optional pre-listing work is different from a mandatory program or a buyer, lender or insurer requirement. Do not assume every sale needs the same tests or sequence.
There is no single package to prescribe for every property. Check applicable programs and actual requirements with suitable advisers. A pumping receipt or visible baffle observation is not a complete system or bed inspection.
Confirm the actual lender and property requirements. A single gallons-per-minute figure is not a universal pass/fail threshold; test method, duration, units, recovery, demand and equipment may need professional review.
Leaving the scope and limits of records unclear can create unanswered questions. Explain what is documented and what still needs investigation. Missing records do not by themselves prove concealment or predict a price loss.
Follow current Wellington-Dufferin-Guelph Public Health and Public Health Ontario instructions for bottles, sampling, drop-off and results. Bacterial testing does not establish chemical safety, adequate supply or equipment condition.
A septic system or well is not automatically a negative. The useful questions are what the property has, what the records establish and what still needs investigation. Missing records do not prove concealment, and a reassuring test does not answer every question.
Kevin’s field rule is “the confused mind does nothing.” He favours calm, plain explanations and an organised file. That is his practical perspective, not a promise that a package will create competition, prevent negotiation or guarantee a sale.
Distinguish optional pre-listing investigations from property-specific mandatory programs and actual buyer, lender or insurer requirements. Ask an appropriate professional about scope, safe access and sequence; do not assume pumping or a particular test is always the first step.
Record dates, methods, observations and unassessed areas. A pumping receipt, water sample, maintenance record or optional seller statement is not a warranty of the entire property. Share documents with suitable permissions and privacy safeguards.
Use the parts that apply to your property. Start with available records, then decide what is missing and which investigations are useful or actually required. The package supports a factual conversation; it does not waive a buyer’s conditions.
On phones, scroll sideways within the table to read every column.
| Topic | Useful information | What it does not establish |
|---|---|---|
| Well Supply Information | Available flow report, test method/duration, yield or recovery and pump records. | No universal gallons-per-minute pass/fail; confirm the actual property and lender requirements. |
| Bacterial Water Result | Dated E. coli and total coliform results for the sample. | Not chemical safety, adequate supply, equipment condition or a permanent guarantee. |
| Septic Service Receipt | Date, work and factual observations, including baffles where safely assessed. | Pumping and visible observations are not a complete system or bed inspection. |
| Maintenance History | Available service, repair, installation and permit records. | Past service does not establish current capacity, hidden condition or future performance. |
| Seller Information | Actual knowledge, uncertainties and any agreed private-service answers. | SPIS or other questionnaires are optional documents to discuss with legal advice; confirm current version and intended use. |
Public Health Ontario — What Bacterial Testing Covers · RECO — Property Information Statements
Hypothetical example — not a real property. These fictional records show how to describe available information accurately. They are not a required test package, an assessment of your property or a promise of buyer or lender acceptance.
Available record: A dated receipt records pumping and limited visible baffle observations. The bed was not assessed.
Example buyer summary: “The tank was pumped on the date shown in the receipt. The professional recorded the visible observations listed there; the bed and unobserved components were not assessed.”
Next question: Does the actual property or transaction call for further investigation? Avoid describing pumping as a complete system inspection.
Available record: A dated sample report records no E. coli or total coliforms detected.
Example buyer summary: “The attached report records these bacterial findings for that sample. It does not establish chemical safety, adequate water supply or equipment condition.”
Next question: Ask public health about interpretation and suitable further advice. Avoid describing the water as fully certified safe.
Available record: A report gives a flow figure, but its units, method and test duration are unclear.
Example buyer summary: “A flow figure is available, but the test scope needs clarification before drawing conclusions about supply adequacy or lender acceptance.”
Next question: Obtain the complete report and suitable professional review; confirm the actual lender’s requirements. Do not fill missing details with assumptions.
Use the exact dates, scope and findings in your own records, with appropriate advice and sharing permissions. A summary does not replace the underlying documents or a buyer’s due diligence.
Use the nine-page guide to gather system history, frame water questions, review seller-information documents and assign the next actions. It includes five sections, 56 checklist topics and space for your records, questions and responsibilities.
Kevin recounts this experience at his own home in Purple Hill, Mono, with a septic tank and bed system:
Because he was aware of the potential risk, he asked the technician at his own home to inspect the baffle at the time of pumping. The technician reached into the tank, grabbed the cement baffle, pulled on it, and it snapped off in his hand.
In Kevin’s account, the concern was that solids could flow toward the bed if the baffle failed unnoticed. The technician had a plastic pipe with a 90-degree elbow in his truck, tapped the white tube into the outlet pipe with a rubber mallet and used the elbow as the replacement baffle.
This is Kevin’s personal experience, not a universal repair method or proof of another system’s condition. A suitable professional must assess the actual design, condition, repair and safe access. Do not enter a tank, pull on components or attempt the repair described in the story. Limited baffle observations do not certify the whole system or bed.
Follow current public-health instructions for the correct bottle, sampling, storage, timing and drop-off. Keep the official dated report. Ask public health to interpret concerning results; a negative bacterial result does not establish chemical safety.
Keep the full scope of any flow or specialist report. Test duration, units, yield/recovery, demand and equipment may matter. Ask the actual lender what it needs and seek suitable advice about chemicals, treatment or supply rather than apply a universal flow threshold.
WDG Public Health — Local Well-Water Testing Instructions · Public Health Ontario — Testing Scope and Results
Discuss known concerns, actual disclosure duties and document wording with your lawyer and Realtor. Do not conceal or minimise facts. An optional Seller Property Information Statement (SPIS) or private-service questionnaire does not settle every duty or certify condition.
Confirm the current title, version and purpose of any OREA form rather than rely on a form number found online. RECO distinguishes information for the agent’s use from a statement intended for buyers. Agree intended use, privacy, permissions and how requests will be handled.
RECO — Property Information Statements · RECO — Facts a Seller Has a Legal Obligation to Disclose
Kevin’s experience is that missing information can make private-service conversations harder. It does not establish that a seller is hiding a problem, predict a fixed loss or prove why a buyer hesitated.
Identify what the buyer does not understand and which records answer it. A concern may need a professional response rather than a stronger marketing assurance.
Provide accurate scope and dates through an agreed sharing process. Do not pressure anyone to treat seller records as a waiver of their own investigation.
Discuss requested tests, lender needs, safe authorised access and workable deadlines in the actual agreement. Documents do not guarantee that a condition will be met.
Use these phases as an adaptable plan. Two to four weeks and $500–$2,000 are planning illustrations, not verified local fees, a required package or a completion promise. Existing records, selected work, access and findings can change both. Confirm written scopes, tax-inclusive quotes and actual requirements.
Verify the water source, sewage arrangement, connections and obligations for the property. Erin Village, Erin Glen, Hillsburgh, Ospringe and Orton labels do not establish a uniform servicing setup. Ask the Town about current services, planned connections and any interim arrangements.
Buyers unfamiliar with private services may benefit from plain explanations, wherever they live. Do not infer financial readiness or system knowledge from a buyer’s origin. Maps and aerial images do not establish legal boundaries, connections or access rights.
Town of Erin — Water Servicing · Town of Erin — Wastewater Project Updates
Start with the address, available pumping and well history, treatment information, dated water results, known concerns and preferred timing. Kevin can help connect the file with preparation, pricing, presentation and offer questions. His CMA is a price opinion, distinct from an appraisal, system certification or guaranteed sale price.
Kevin’s Video Narrated VR Animated Online Showings can explain supported features before a visit. Presentation does not financially qualify viewers, certify systems, replace investigations or guarantee an offer.
Kevin explains his marketing and online-showing approach. Discuss the relevant services for your Erin property; this overview is not evidence of an Erin sale or a guaranteed result.
Use these videos to prepare questions. Confirm property-specific technical, legal and service matters with the appropriate advisers.
Prepare questions about representation, service scope, communication and the agreement.
Review asking position, presentation, reach, access, feedback and competition when a listing stalls.
Prepare transaction-specific questions for your lawyer and Realtor; this overview does not replace legal advice.
Discuss inspection scope, known condition concerns and suitable investigations. No video establishes that a home will pass an inspection.
Connect private-service preparation with the whole sale, pricing, costs and dated market context.
Use the profiles for place context, then verify the actual property, services and relevant alternatives.
These are individual experiences across Kevin’s service area. Brian’s approved review describes a Dufferin County sale; neither review is presented as a typical Erin private-service outcome.
Kevin's experience and marketing team sold my home over asking price in one day. The house was sold before it even went on MLS. We did not have to go through open houses or multiple viewings. The professional videos his team produces are amazing.
Brian Masulka · Google
When we decided to sell our home we considered several agencies and agents. The expression 'you only get one chance to make a first impression' rings true in many applications, and none so important as selling your home. The 'first impression' we got from Kevin was that he knew his stuff. He was informed of trends in the housing market and what would sell and what hindered sales. Factors such as recent home sales, value of homes compared to what peoples hearts told them their worth all played into our decision to list with Kevin. His approach was not fast paced and had no high pressure tactics like that of a used car salesman of years gone by. His attitude was genuine and honest. He advised us of what we could do to increase the value of our home and what would make for a realistic sale. His years in the industry and his network of contacts played a key role in our home selling in a very short period of time, and over asking.
Peter Haddrell · RankMyAgent
Flaherty Team Google Profile: 5.0/5 from 61 Reviews · Checked October 30, 2026. Separately, Kevin Flaherty’s RankMyAgent Profile: 4.96/5 from 52 Verified Reviews · Checked October 30, 2026. Profile-wide figures, not Erin-only counts.
Before selling an Erin home with a septic system or well, gather available system history, service receipts, well-supply information and dated water results. Review gaps, known concerns and any seller-information documents with suitable advisers, then agree which investigations are useful or actually required. A clear file helps explain the property; it does not certify condition, replace buyer due diligence or guarantee a sale.
Private systems are relevant to many country properties, but verify the actual address rather than infer its services from a rural label. Identify the documented water source, sewage arrangement, history and outstanding questions.
Check the actual address with the Town. A village or subdivision label does not establish a completed connection. Ask about current services, planned connections, interim arrangements and obligations; municipal construction does not mean every property is connected.
Kevin recounts that a cement baffle at his own home snapped off in the technician’s hand during pumping. A pipe with a 90-degree elbow was used as the replacement. This is his personal experience, not a repair instruction or proof that another system is sound. Have suitable professionals assess the actual system and safe access.
Agree appropriate scope with suitable advisers after reviewing records, known concerns and any actual requirements. Distinguish optional pre-listing work from mandatory programs and buyer, lender or insurer conditions. Pumping or visible baffle observations do not certify the complete system or bed.
It should accurately identify the work, date and observations the professional actually made, with scope and limits. Do not request a blanket assurance of working order from limited observations. Keep further assessment recommendations and do not call pumping a complete inspection.
His personal experience prompts a question about safely assessable inlet and outlet components. Baffles help retain solids in the tank, but one observation is not evidence of the condition or capacity of the complete system. Suitable professionals should decide how to assess concerns.
Organise available pumping, repair, filter, alarm, lid, riser and other service records. Agree suitable sharing with your Realtor and lawyer, including privacy and intended use. History explains past work; it does not guarantee present condition or future performance.
Discuss it with your Realtor, lawyer and suitable technical adviser before making claims or commitments. Obtain advice on actual disclosure duties, wording, further investigation, repairs and pricing. Do not conceal or minimise a concern or treat an optional form as a substitute for legal advice.
Kevin’s experience is that unanswered private-service questions can make a sale discussion harder. Missing tests do not establish concealment, a fixed price loss or the cause of weak response. Decide which information and investigations are useful for this property rather than order every possible test.
They may request their own investigations or need them for lending or insurance. Seller records do not waive those requirements. Agree suitable permissions, safe access, scope and condition deadlines through the actual transaction.
Ask the actual lender what evidence it requires. Do not treat a generic gallons-per-minute number as approval. A suitable professional may need to consider the test method, duration, units, yield, recovery, household demand and equipment.
That number alone does not establish adequacy or lender acceptance. Confirm the units, test scope and actual property requirements, and have an appropriate professional interpret supply and recovery. Bacterial testing answers a different question from supply.
Review available results and current public-health guidance, then agree suitable preparation and any actual transaction requirements. Follow the sampling process carefully. Bacterial results relate to the submitted sample and do not establish chemical safety or adequate supply.
Use current Wellington-Dufferin-Guelph Public Health instructions for sample kits, handling, drop-off locations and times, with Public Health Ontario laboratory guidance. Confirm the current process rather than rely on an old bottle location or schedule. Keep the official dated result.
Read the official report and ask public health about its interpretation for that sample. It is not a certificate of chemical safety, adequate supply or mechanical condition, and water quality can change. Seek suitable advice about other testing or treatment rather than assume a single result answers every question.
Ask your Realtor and lawyer to confirm the current document title, version, purpose and suitability before using a form number found online. Do not assume a numbered form is mandatory or a substitute for actual disclosure duties. Any private-service answers should reflect knowledge, records and their limits.
Discuss this optional document with your Realtor and lawyer, including liability, accuracy and intended use. RECO distinguishes information provided for an agent’s use from a statement intended for buyers. Agree how it may be shared; completing or declining a form does not settle every legal disclosure duty.
Consider available well-supply information, dated bacterial results, septic service receipts, maintenance history and any agreed seller-information documents. Include relevant treatment, permit, survey and service records with scope and limits. The actual property determines the useful package, not a universal checklist of required tests.
The records-first approach applies where private services are relevant. Verify each address and actual system rather than assume every community has the same servicing. Investigations and documents depend on the property, available history and actual requirements.
Use accurate plain language for any buyer unfamiliar with private services, without assuming knowledge or financial readiness from their origin. Explain the documented arrangement, records and outstanding questions. Online presentation helps understanding; it does not financially qualify viewers or replace investigations.
Comparisons may involve different services, construction stages and obligations. Verify the actual address and current, planned or interim arrangements with the Town rather than assume an Erin Glen or nearby property is connected to municipal sewer. Explain supported facts and remaining questions.
Ask which tank, liquid-level, visible component, baffle, filter, lid or riser observations are within the agreed service scope and safe to make. Request accurate dated findings and limits, plus any appropriate follow-up. Do not enter a tank or prescribe a repair based on a general story.
Kevin has worked in real estate since 1988 and grew up near the Erin and Caledon Townline with family and business connections in Erin. He can help connect available records with preparation, pricing, presentation and offer questions. Technical, legal, public-health and lending decisions remain with the appropriate advisers; no result is guaranteed.
This is the Town of Erin municipal boundary, including its village and rural areas. It is not just Erin Village and does not define informal neighbourhoods, property boundaries, rights of access or an office location.
Boundary: Ontario municipal boundary data, Land Information Ontario. Contains information licensed under the Open Government Licence – Ontario. Basemap © OpenStreetMap contributors. Confirm current property-specific questions with the Town and suitable advisers.
Bring what you have and identify what is missing. Agree suitable investigations, accurate explanations, safe access and the next selling decisions for the actual property.
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