VA SB401

Amends Virginia Code §§ 59.1-310.7 and 59.1-310.9 to clarify requirements for authorized septic system inspectors performing inspections in connection with real estate transactions, including refinancings

Defines "readily accessible" to exclude removal of surface material exceeding 30 inches in depth to uncover septic tank access lids, distribution devices, or other inspection ports

Requires inspectors to submit written reports within 10 business days from the start of inspection (unless otherwise agreed in writing) and must indicate whether the system is operating as intended

Removes requirement for inspectors to report advertised bedroom count from multiple listing service or property owner statements; instead relies solely on local health department records for system size or design capacity

Prohibits inspectors from providing pass/fail determinations or performing hydraulic load tests, and specifies that soil-related observations are limited to visible signs of saturation, surfacing, or ponding