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Thanks Minx, at least there is no news from the tenants!:)

Any news on how this has progressed?

I would get a written report from the plumber stating that the system is in good working condition, including what work has been done and his opinion of what is causing the problem. I would have the agent give this to the tenant and educate them in the use of an internal toilet and that they...

Bit of info here, I think it's refering to sewer, but basically the same up to the tank.:) http://www.renovateforum.com/f78/sewage-blocked-again-75309/

Bob, it appears the leach drains have been replaced in the last 12 months, so these should be ok. I reckon it's got a "crust" across the top blocking the outlet....needs pumping out. Minx, can you speed them along a bit please.......I'm REEEEAAALY bustin!:D

Agree with what Bob says, and if it hasn't been pumped out, it should be full of liquid, not necessarily richard the thirds. Now replacing the leach drains won't help if, as the plumber says the tank is not full, it doesn't reach the level to exit into the outlet. So if the tank still has...

If the plumber has changed from an S to a P trap I'm thinking he's gone out through the wall to a new pipe to the tank, which now has the correct fall? Maybe he has bypassed the vent in this process. I think the plumbing board might be the go, good luck.:)

The vent pipe is the white pipe sticking out of the roof on this house, it goes down through an internal wall and vents the sewer line under the house.

The vent pipe is usually 2 inch diameter and runs vertically, to vent smells out, but also to allow air in to the system to aid flow. Without a vent sometimes this can reduce flow due to suction and can also siphon the water out of the pan. The vent pipe usually can be seen above roof height...

Why did they change the pan from S to P? Not sure how to put this, but when it blocks, is it blocked with something that shouldn't be in it? I take it that the septic tank has been emptied within the time you've had trouble. Is there a vent (stink) pipe in this line that runs to the tank?