A simple guide for buyers and sellers navigating one of the community’s most common questions.

If you’ve ever looked at a Big Canoe listing and wondered why a “four-bedroom home” sometimes has a “three-bedroom septic,” you’re not alone. Septic permits—and how they relate to the number of bedrooms—are one of the most commonly misunderstood parts of buying and selling in the mountains. This short guide will help you understand what matters, why it matters, and how to protect yourself in a transaction.

1. What a Septic Permit Actually Defines

In Georgia, septic systems are sized and permitted based on the number of bedrooms, not bathrooms or square footage.
A “three-bedroom permit” means the septic tank and drain field were designed to handle the wastewater load of three bedrooms—even if the home has four sleeping areas or bonus rooms.

2. Why Big Canoe Homes Are Often “One Bedroom Off”

Many older Big Canoe homes were built when construction standards were different. Builders often installed large septic systems but only pulled permits for three bedrooms. Later renovations or finished basements sometimes added extra sleeping areas that function as bedrooms, even though the original permit wasn’t updated.

3. Is That a Problem for Buyers or Sellers?

Not necessarily. Georgia is a buyer-beware state, meaning it’s the buyer’s responsibility to verify that the septic system matches their intended use of the home. As a seller, it’s best to disclose the permitted bedroom count and provide any maintenance or upgrade records that show your system’s health and capacity. Transparency helps everyone feel confident about the transaction.

4. What You Can Do if the Permit Doesn’t Match the Bedroom Count

If you love a home but the septic permit shows fewer bedrooms, don’t panic.
A local septic professional can assess the system’s true capacity. In some cases, the system can be re-evaluated or expanded to match the home’s use. Other times, it’s simply a matter of acknowledging the difference and maintaining the system properly. It is determined by the tank size and the drain field.

5. Local Insight from Big Canoe

This is a very common situation across the community. I always recommend reviewing the septic permit early in due diligence and, if needed, speaking with a local expert like Long Exterminating or a licensed septic inspector. It’s rarely a deal-breaker—but it’s something you want to understand clearly before closing.

Final Thought

Buying or selling in Big Canoe involves unique details like these—and having the right guidance can make all the difference.

If you have questions about a property’s septic permit or bedroom count, call Margot first.
Local. Trusted. Proven.