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  • Verified reviews icon20
    Verified septic tank services reviews

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Avatar for Benjamin Franklin Plumbing

Benjamin Franklin Plumbing

4.56(
497
)
Approved Pro

Benjamin Franklin Plumbing

4.56(
497
)
Approved Pro
Customers say: Super punctual
67 years of experience
Free onsite estimate

Does your plumbing company solve your plumbing problems? At Benjamin Franklin Plumbing, your complete satisfaction with both our service and plumbers is 100% guaranteed. Our on-time guarantee is one of the best in the country, and backed by highly skilled plumbers that are expertly trained and experienced to exceed your expectations. Simply put, when you choose Benjamin Franklin Plumbing, for all your plumbing problems, you can�t lose.

"They were very timely with reaching out, fixed the problem quickly, shared their knowledge of what caused the issue, and provided recommendations to prevent future issues. Very happy with the service their technician provided."

Paul K on December 2025

Does your plumbing company solve your plumbing problems? At Benjamin Franklin Plumbing, your complete satisfaction with both our service and plumbers is 100% guaranteed. Our on-time guarantee is one of the best in the country, and backed by highly skilled plumbers that are expertly trained and experienced to exceed your expectations. Simply put, when you choose Benjamin Franklin Plumbing, for all your plumbing problems, you can�t lose.

"They were very timely with reaching out, fixed the problem quickly, shared their knowledge of what caused the issue, and provided recommendations to prevent future issues. Very happy with the service their technician provided."

Paul K on December 2025


Avatar for Apex Drain LLC

Apex Drain LLC

5.00(
12
)
Approved Pro

Apex Drain LLC

5.00(
12
)
Approved Pro
Super Service Award
Customers say: Quick response
3 years of experience
Free onsite estimate

At Apex Drain LLC, we have over 10 years and we take great pride in our experience, expertise, quality, and customer service that we provide to meet the consumer's needs. It is our mission to provide excellent workmanship and complete customer satisfaction, from the start to the completion of a project. In order to understand the needs and expectations of our customers, we take great care to work and communicate with every customer in a professional manner. Our reputation is based on service, safety, and quality, regardless of how large or small the job.

"They did a great job"

Nesma T on October 2025

At Apex Drain LLC, we have over 10 years and we take great pride in our experience, expertise, quality, and customer service that we provide to meet the consumer's needs. It is our mission to provide excellent workmanship and complete customer satisfaction, from the start to the completion of a project. In order to understand the needs and expectations of our customers, we take great care to work and communicate with every customer in a professional manner. Our reputation is based on service, safety, and quality, regardless of how large or small the job.

"They did a great job"

Nesma T on October 2025


Avatar for A+ Waterproofing & Foundation Repair LLC

A+ Waterproofing & Foundation Repair LLC

5.00(
77
)

A+ Waterproofing & Foundation Repair LLC

5.00(
77
)
Customers say: Quick response
Recommended by 98% of Angi customers
Recommended by 98% of HomeAdvisor customers

Choose A+ Waterproofing LLC for all of your foundation, basement, seal coating and waterproofing needs. We pride ourselves on our professionalism, high quality workmanship, and excellent customer service.Locally owned and operated, serving all of Lehigh Valley & surrounding areas.

"foundation crack"

Bill V on January 2021

Choose A+ Waterproofing LLC for all of your foundation, basement, seal coating and waterproofing needs. We pride ourselves on our professionalism, high quality workmanship, and excellent customer service.Locally owned and operated, serving all of Lehigh Valley & surrounding areas.

"foundation crack"

Bill V on January 2021


Avatar for Suburban Property Inspections Inc

Suburban Property Inspections Inc

4.97(
67
)

Suburban Property Inspections Inc

4.97(
67
)
Customers say: Quality work
Recommended by 100% of Angi customers
Recommended by 100% of HomeAdvisor customers

As a family owned & operated full-service Inspection Company, it is our goal to provide superior customer service with non-biased, easy to understand reports. Our team understands the potential stressors of home buying and strive to make this process as smooth as possible for you. We pride ourselves in being a resource for our community, real estate agents, buyers, sellers, and homeowners. Suburban has been performing inspections since 1988.

"Jonathan was professional and incredibly helpful. He was able to explain what he was looking at, answered all of our questions, and was more than happy to show us how things worked and what to look out for. The report was thorough and left us with a solid understanding of the home. Thank you!"

Michael M on July 2020

As a family owned & operated full-service Inspection Company, it is our goal to provide superior customer service with non-biased, easy to understand reports. Our team understands the potential stressors of home buying and strive to make this process as smooth as possible for you. We pride ourselves in being a resource for our community, real estate agents, buyers, sellers, and homeowners. Suburban has been performing inspections since 1988.

"Jonathan was professional and incredibly helpful. He was able to explain what he was looking at, answered all of our questions, and was more than happy to show us how things worked and what to look out for. The report was thorough and left us with a solid understanding of the home. Thank you!"

Michael M on July 2020


"Our inspector, Joe Donnelly, was recommended by our realtor. He was very nice and did catch a lot of smaller things on our home inspection. However, he majorly screwed up on the electrical part of the inspection: he noted that there were a few double tapped breakers that we should get fixed, but somehow did not notice that none of the breakers were GFCI or arc-fault protected. He also missed the lack of sticker on the box, which meant the electrical work in the house had never been inspected (or at least never passed). When we called an electrician in to fix the double tapped breaker issue, he immediately pointed out the non- arc fault, non-GFCI, no inspection situation and was shocked the home inspector didn't notice either issue. We now have gotten estimates of several thousand dollars to fix the electrical issues, expenses we were not planning on. If Joe had found these issues, we likely would not have gone through with buying this house."

Katie M on June 2023

We are a Full Service Inspection Company. We provide an computer generated narrative style report. We always have a live person (no answering machine) to answer your calls.

"Our inspector, Joe Donnelly, was recommended by our realtor. He was very nice and did catch a lot of smaller things on our home inspection. However, he majorly screwed up on the electrical part of the inspection: he noted that there were a few double tapped breakers that we should get fixed, but somehow did not notice that none of the breakers were GFCI or arc-fault protected. He also missed the lack of sticker on the box, which meant the electrical work in the house had never been inspected (or at least never passed). When we called an electrician in to fix the double tapped breaker issue, he immediately pointed out the non- arc fault, non-GFCI, no inspection situation and was shocked the home inspector didn't notice either issue. We now have gotten estimates of several thousand dollars to fix the electrical issues, expenses we were not planning on. If Joe had found these issues, we likely would not have gone through with buying this house."

Katie M on June 2023


Avatar for Advanced Plumbing Inc

Advanced Plumbing Inc

4.92(
97
)

Advanced Plumbing Inc

4.92(
97
)
Customers say: Super punctual
Recommended by 96% of Angi customers
Recommended by 96% of HomeAdvisor customers

We are a small company with only 3 employees and this allows us to control the quality of work that you recieve. We bill upon completion of job and payment is to be received within 30 days from completion of work. The company owner/primary service technician has been a licenced plumber since 1989 and is presently a master plumber.

"I have never dealt with this company but on November 9th 2024, I was in Arizona on vacation and I noticed a charge on my card from this company. Like I said I don't even know who this company is. I don't live anywhere near berks county pa. I don't understand why this would happen and I am quite annoyed"

Jim m on December 2024

We are a small company with only 3 employees and this allows us to control the quality of work that you recieve. We bill upon completion of job and payment is to be received within 30 days from completion of work. The company owner/primary service technician has been a licenced plumber since 1989 and is presently a master plumber.

"I have never dealt with this company but on November 9th 2024, I was in Arizona on vacation and I noticed a charge on my card from this company. Like I said I don't even know who this company is. I don't live anywhere near berks county pa. I don't understand why this would happen and I am quite annoyed"

Jim m on December 2024


Avatar for Keystone Inspection Service

Keystone Inspection Service

4.93(
58
)

Keystone Inspection Service

4.93(
58
)
Customers say: Super punctual
Recommended by 98% of Angi customers
Recommended by 98% of HomeAdvisor customers

KEYSTONE INSPECTION SERVICE has been in the Pennsylvania building / home inspection business since 1988 and has performed over 80,000 building / home inspections for more than 50,000 clients in Pennsylvania. We are a full time, full service building / home inspection company committed to providing our clients with an honest, objective evaluation of the condition of the home and its major systems. KEYSTONE INSPECTION SERVICE is a multi-inspector firm. Our building / home inspectors bring to the organization a variety of experience and specializations including engineering, construction, and environmental, thereby enabling us to provide you with the "right" inspector for your building / home inspection. KEYSTONE INSPECTION SERVICE knows and understands the time constraints sometimes imposed in a real estate transaction, and will make every effort to meet your deadline. We will not promise you delivery of a service we cannot provide. KEYSTONE INSPECTION SERVICE highly recommends that you attend the building / home inspection and, in order to accommodate your schedule, we inspect 7 days a week. We will provide you with a computer generated report - complete with color photos and inspection highlights - posted for you on an exclusive secure website the next business day. In addition, our inspectors are available to answer your questions long after the day of the building / home inspection. If you buy the house, this service continues for as long as you live in the house.

"Gene (our inspector) was very knowledgable, friendly, and professional. High attention to detail and kept us up to date throughout the inspection. Report very thorough and included helpful photographs. Highly recommend."

Michael M on September 2020

KEYSTONE INSPECTION SERVICE has been in the Pennsylvania building / home inspection business since 1988 and has performed over 80,000 building / home inspections for more than 50,000 clients in Pennsylvania. We are a full time, full service building / home inspection company committed to providing our clients with an honest, objective evaluation of the condition of the home and its major systems. KEYSTONE INSPECTION SERVICE is a multi-inspector firm. Our building / home inspectors bring to the organization a variety of experience and specializations including engineering, construction, and environmental, thereby enabling us to provide you with the "right" inspector for your building / home inspection. KEYSTONE INSPECTION SERVICE knows and understands the time constraints sometimes imposed in a real estate transaction, and will make every effort to meet your deadline. We will not promise you delivery of a service we cannot provide. KEYSTONE INSPECTION SERVICE highly recommends that you attend the building / home inspection and, in order to accommodate your schedule, we inspect 7 days a week. We will provide you with a computer generated report - complete with color photos and inspection highlights - posted for you on an exclusive secure website the next business day. In addition, our inspectors are available to answer your questions long after the day of the building / home inspection. If you buy the house, this service continues for as long as you live in the house.

"Gene (our inspector) was very knowledgable, friendly, and professional. High attention to detail and kept us up to date throughout the inspection. Report very thorough and included helpful photographs. Highly recommend."

Michael M on September 2020


Avatar for Environmental Testing & Research Laboratories, Inc

Environmental Testing & Research Laboratories, Inc

4.85(
347
)

Environmental Testing & Research Laboratories, Inc

4.85(
347
)
Customers say: True professional
Recommended by 93% of Angi customers
Recommended by 93% of HomeAdvisor customers

ETR Laboratories in an analytic laboratory with a broad range of commercial, industrial and individual clients. We provide analytic services using a wide variety of scientific methods including GC/MS, IC/MS, GIR, NMR and SEM equipment. We can do particle analysis, organic and inorganic chemical analysis and micro analysis on biological and other materials. Private water analysis is our specialty. Award winning. Additional DBA - Environmental Testing & Research Laboratories Inc, ETR Labs, ETR Laboratories.

"as advertised"

Nancy C on July 2018

ETR Laboratories in an analytic laboratory with a broad range of commercial, industrial and individual clients. We provide analytic services using a wide variety of scientific methods including GC/MS, IC/MS, GIR, NMR and SEM equipment. We can do particle analysis, organic and inorganic chemical analysis and micro analysis on biological and other materials. Private water analysis is our specialty. Award winning. Additional DBA - Environmental Testing & Research Laboratories Inc, ETR Labs, ETR Laboratories.

"as advertised"

Nancy C on July 2018


Avatar for Ranck Plumbing & Heating

Ranck Plumbing & Heating

4.89(
73
)

Ranck Plumbing & Heating

4.89(
73
)
Customers say: Super punctual
Recommended by 93% of Angi customers
Recommended by 93% of HomeAdvisor customers

Ranck, Inc. has been providing plumbing repair and installation, heating, air conditioning, geothermal and heat pump installation, water conditioning, hot water heaters, dehumidifiers, humidifiers and maintenance service agreements throughout Southeastern Pennsylvania homes and businesses since 1953. We proudly serve Lancaster County, Reading and greater Berks County.

"They did a great job and were professional. My only complaint is the price charged for the part, which was about three times more than the online retail price. I understand a modest markup, but that seemed rather steep to me."

Nathan Z on October 2019

Ranck, Inc. has been providing plumbing repair and installation, heating, air conditioning, geothermal and heat pump installation, water conditioning, hot water heaters, dehumidifiers, humidifiers and maintenance service agreements throughout Southeastern Pennsylvania homes and businesses since 1953. We proudly serve Lancaster County, Reading and greater Berks County.

"They did a great job and were professional. My only complaint is the price charged for the part, which was about three times more than the online retail price. I understand a modest markup, but that seemed rather steep to me."

Nathan Z on October 2019


Avatar for Montco Rooter Plumbing & Drains

Montco Rooter Plumbing & Drains

4.76(
983
)

Montco Rooter Plumbing & Drains

4.76(
983
)
Customers say: Quick response
Recommended by 93% of Angi customers
Recommended by 93% of HomeAdvisor customers

At Montco Rooter Plumbing every customer’s individual needs are important. Whether it’s a simple sink clog or a damaged sewer line, you can count on a Montco Rooter plumber to take care of your plumbing needs – day or night – with never an overtime charge. Our professional service, quality products and honest, up-front pricing make Montco Rooter the best value in plumbing services nationwide. Montco Rooter is ready for all emergency plumbing issues, from clogged drains and sewage backups to frozen pipes and leaking water heaters. You can count on an expert diagnosis from Montco Rooter with our camera inspection tools. Then we’ll fix it right the first time, whether it takes Hydro Jet drain cleaning or pipe repair, with courteous smiles on our faces. Call your local Montco Rooter today. Award wining.

"DO NOT USE THIS COMPANY. My wife called them because we had two showers that were clogged. They initially wanted to charge $1500 to snake two drain lines. After speaking with a manager, they came down to $779 "to earn our business" but then the plumber it took them less than an hour to complete the task. Would not do a time and materials. This level of price gouging should be reported to the better business bureau. There are other companies that will clean your drains for far less. We should have stuck with our normal plumber."

Geoffrey S on November 2025

At Montco Rooter Plumbing every customer’s individual needs are important. Whether it’s a simple sink clog or a damaged sewer line, you can count on a Montco Rooter plumber to take care of your plumbing needs – day or night – with never an overtime charge. Our professional service, quality products and honest, up-front pricing make Montco Rooter the best value in plumbing services nationwide. Montco Rooter is ready for all emergency plumbing issues, from clogged drains and sewage backups to frozen pipes and leaking water heaters. You can count on an expert diagnosis from Montco Rooter with our camera inspection tools. Then we’ll fix it right the first time, whether it takes Hydro Jet drain cleaning or pipe repair, with courteous smiles on our faces. Call your local Montco Rooter today. Award wining.

"DO NOT USE THIS COMPANY. My wife called them because we had two showers that were clogged. They initially wanted to charge $1500 to snake two drain lines. After speaking with a manager, they came down to $779 "to earn our business" but then the plumber it took them less than an hour to complete the task. Would not do a time and materials. This level of price gouging should be reported to the better business bureau. There are other companies that will clean your drains for far less. We should have stuck with our normal plumber."

Geoffrey S on November 2025

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Septic Tanks questions, answered by experts

It is not normal to smell your septic outside and indicates a problem such as an unsealed manhole or access lid, a clogged septic line, a faulty vent stack, or the need for a septic tank pumping. If sewage is leaking from your septic system, it can be hazardous to you, your family, pets, and the surrounding environment. You can troubleshoot the issue yourself, or contact a septic tank pro who can resolve the issue quickly.

Most submersible well pumps last eight to 15 years, depending on the quality, type, and how well they’re maintained. Lower-quality submersible pumps that are poorly maintained will not last very long, but higher-quality pumps can last 15 to 25 years (or even longer). Jet pumps last eight to 10 years.

If you aren’t sure if you have a septic tank or a cesspit, you can check your property records or inspect your drainage system. A septic tank has an outlet pipe that allows liquid to drain into a soakaway or drain field, while a cesspit is a sealed tank that requires frequent emptying. If you notice a manhole cover and no nearby drainage field, it’s likely a cesspit. Signs like slow drainage or a frequent need for pumping can also provide clues. A professional inspection is the easiest way to confirm if your home runs on a septic tank or cesspit.

There are a few signs you can look out for to determine if your well pump needs to be repaired or replaced, including the following:

  • Your water pressure fluctuates.

  • You lose water entirely on occasion.

  • You notice the pump making unusual noises.

  • Water sputters out of your fixtures.

  • Your utility bills suddenly spike without explanation.

  • You notice sediment or cloudiness in your water.

  • You hear that the pump runs continuously.

If you notice any of these issues, call a professional well pump repair service to inspect it and determine whether you should repair or replace it.

Options include submersible, jet, and centrifugal pumps. Choose based on water needs and well depth.

The Sinking Spring, PA homeowners’ guide to septic tank services

From average costs to expert advice, get all the answers you need to get your job done.

What do you need done? We’ll find top pros.
  • 🌱 "Mow a small front yard"
  • 🛠 "Fix a leaking pipe under the sink"
  • 🏠 "Repair shingles on an asphalt roof"