NOTE:
This page is no substitute for thorough
inspections of property nor is it meant to cover everything.
There are many issues to face when buying country property
that are different from buying in the city. First and
foremost are your source for water and type of sewer.
You must also pay attention to the size of the lot, the
lot lines, fire protection, access to the property, adjoining
property uses and more. I will briefly cover these issues
on this page. You should not buy any property unless you
have a clear understanding of all of the above and are
satisfied with the condition of these issues before buying.
Water
and Wells
Water
and well situations vary considerably from area to area.
In all cases you should be sure that there is an approved
well on any property not serviced by a water utility.
Wells should be tested for production (usually measured
in gallons per minute) and potability (usually a test
for coliform and e. coli bacteria). Other tests can be
made for hardness or presence of hazards such as nitrates,
lead, gas, etc. You can often find out if the property
is in a water scarce area. Ask your realtor or the biggest
well driller in the area if they know about wells in the
area of your property and how well they produce or if
there are known problems in your area. In addition, you
should also check the well equipment such as the pump,
pressure tanks, storage tanks and purifiers.
Septic
Sewer Systems
There
are many different kinds of septic disposal systems in
use across the country. I can't cover them in detail here.
Consult with your realtor or local health department about
minimum standards. Septic systems dispose of waste by
having the waste move through your sewer pipes into a
tank which allows the solid material to accumulate and
passes the liquid into perforated pipes or leach lines
which are buried under ground. The liquid percolates through
the ground and mother nature purifies it. The main things
to know are what type of system you have. Is it big enough
for the size of the house? This is often measured by the
number of bedrooms or people the house will hold. Does
the soil percolate well (does water pass easily through
it) ? Is there room to expand the system? How big is the
septic tank which holds the solids and how often does
it need to be pumped? Have it inspected by a licensed
sanitarian or health department expert. Do not buy a property
that cannot be shown to have a functioning system or the
proven possibility of having one installed.
Property
Lines and Lot Size
The
only way to be sure of your property boundary and size
is to have a survey. Customs vary across the country as
to whether a survey is routinely conducted or not. In
areas where it is not common practice it is often a matter
of cost. Surveys can be expensive. You must decide for
yourself your own comfort level in not obtaining a survey.
Fences are no guarantee as to where lines actually are.
You cannot rely on verbal representations of sellers or
agents as to lines. If there is any question as to whether
structures or other improvements are on or near lines
a survey would be very important. If there is any history
of a dispute over lines or adjoining properties which
have uses (timber cutting for example) that may impact
your property a survey would be recommended. Talk to your
realtor about what is common in your area.
Access
and Easements
Easements
are rights in a property belonging to other property owners,
individual, corporations, utilities or government agencies
You must thoroughly understand what easements, if any,
exist over your property or which your property holds
over other properties. This is usually revealed in a title
search. Easements can be for access where the road to
your property goes over one or more other properties or
where another has access over your property. In these
cases it is best if there is a written road maintenance
agreement. Without one there can be dispute when it comes
time to make repairs or improvements. Other easements
can be for power lines, water lines, drainage, etc. Sometimes
water rights are held in the form of easements. Easements
may restrict what you can do with your own your property.
They pass with each change in title when properties are
sold. Be sure you get copies of all easements and understand
completely where they are located and what they mean.
Other
Issues
There
are many other issues to consider. Here are a few: Find
out who provides fire protection. What is required of
you to protect your property? Water storage? Fire hose
bibs? Are you in an area with known risk of fire? What
is going on around your property? Does your neighbor spray
their orchard with some offending pesticide? Will the
goat farm next door mean flies in the summer? Does the
winery down the road mean a lot of truck traffic? Has
there been a history in the area of toxics in the soil?
Are there any buried storage tanks on your property? Was
your home built with or without permits? Is it up to code?
As you can see there is a lot to consider. One of your
best protections is to work with a Sonoma County real
estate professional with the experience to guide you through
the process.
