Thursday, June 4, 2009
If You Live in the Country, Know about Wells
Dear Sue,
I am looking for a house in the country. I know that most country property has drinking water from a well.
I have heard that wells can produce the best water that you can drink or in some cases the worst.
How do you make sure the quality of water on a property is good? Anything you can tell me will be helpful.
Thirsty Thelma
Dear Thelma,
It’s very important for everyone to understand that ground water comes from the “hydrologic cycle”.
The description of the hydrologic cycle usually begins with evaporation from the oceans. However it must be kept in mind that it is a cycle with no beginning or end.
The evaporation from the oceans and other large bodies of water drifts across the earth’s surface in the form of clouds. The clouds create rain, snow, hail or droplets of fog. The rain and melting snow runs on the earth’s surface as creeks and rivers towards the oceans only to repeat the cycle. Much of the water is absorbed into the land.
The absorbed water is known as ground water. Wells are drilled into the earth’s surface as a means of tapping into that water.
As an owner of country property where well water is used for domestic purposes, one becomes their own water manager.
As water manager one has a responsibility to prevent pollution by adhering to minimum standards set by California Water Resources Board when constructing, maintaining and destroying a well. In fact, the Department of Water Resources suggests that well owners keep a maintenance and repair log. Even though the water quality is tested at the time of drilling it is smart to test the water quality on a periodic basis and log the results.
I should know. I was so busy cleaning annoying mineral deposits from my dishes and bathroom fixtures it was suggested that I consider getting another hobby. Little did I know that the residue was indicative of a serious water issue.
I called Stan Rafter from Service Engineering. He did a mineral and bacterial test on a well that I haven’t tested for 12 years. He was reluctant to report that I had been drinking from a contaminated well. It tested for total coli form and e.coli. He also reported that the water was very hard (too many minerals).
Fortunately for me it was an easy and relatively inexpensive fix. He poured bleach down the well and ran chlorinated water through the entire system. It worked. I no longer have to drink a morning cup of “Tea.coli.” He also installed a water softening system with amazing results. I am now looking for a new hobby.
Stan explained that most people don’t think about bacteria and other possible water issues as long as the water is being delivered into their home. It’s when the water stops flowing that he gets the frantic calls!
While making necessary repairs Stan discovers through observation and testing just how aggressive the water is and what kind of conditioning is required.
“Acidic water is very aggressive. It attacks metals. Blue green stains on your fixtures are an indication of copper pipes being broken down by the water.” Stan explained.
“There is an easy and inexpensive remedy. A typical system can cost between $1500-2000.00. Sometimes more depending on how aggressive the water is.” Stan said.
If you haven’t checked your well in awhile call Stan. He will do a general mineral test and well consultation for free! It can be a matter of good Home Dollars and Sense.
I am looking for a house in the country. I know that most country property has drinking water from a well.
I have heard that wells can produce the best water that you can drink or in some cases the worst.
How do you make sure the quality of water on a property is good? Anything you can tell me will be helpful.
Thirsty Thelma
Dear Thelma,
It’s very important for everyone to understand that ground water comes from the “hydrologic cycle”.
The description of the hydrologic cycle usually begins with evaporation from the oceans. However it must be kept in mind that it is a cycle with no beginning or end.
The evaporation from the oceans and other large bodies of water drifts across the earth’s surface in the form of clouds. The clouds create rain, snow, hail or droplets of fog. The rain and melting snow runs on the earth’s surface as creeks and rivers towards the oceans only to repeat the cycle. Much of the water is absorbed into the land.
The absorbed water is known as ground water. Wells are drilled into the earth’s surface as a means of tapping into that water.
As an owner of country property where well water is used for domestic purposes, one becomes their own water manager.
As water manager one has a responsibility to prevent pollution by adhering to minimum standards set by California Water Resources Board when constructing, maintaining and destroying a well. In fact, the Department of Water Resources suggests that well owners keep a maintenance and repair log. Even though the water quality is tested at the time of drilling it is smart to test the water quality on a periodic basis and log the results.
I should know. I was so busy cleaning annoying mineral deposits from my dishes and bathroom fixtures it was suggested that I consider getting another hobby. Little did I know that the residue was indicative of a serious water issue.
I called Stan Rafter from Service Engineering. He did a mineral and bacterial test on a well that I haven’t tested for 12 years. He was reluctant to report that I had been drinking from a contaminated well. It tested for total coli form and e.coli. He also reported that the water was very hard (too many minerals).
Fortunately for me it was an easy and relatively inexpensive fix. He poured bleach down the well and ran chlorinated water through the entire system. It worked. I no longer have to drink a morning cup of “Tea.coli.” He also installed a water softening system with amazing results. I am now looking for a new hobby.
Stan explained that most people don’t think about bacteria and other possible water issues as long as the water is being delivered into their home. It’s when the water stops flowing that he gets the frantic calls!
While making necessary repairs Stan discovers through observation and testing just how aggressive the water is and what kind of conditioning is required.
“Acidic water is very aggressive. It attacks metals. Blue green stains on your fixtures are an indication of copper pipes being broken down by the water.” Stan explained.
“There is an easy and inexpensive remedy. A typical system can cost between $1500-2000.00. Sometimes more depending on how aggressive the water is.” Stan said.
If you haven’t checked your well in awhile call Stan. He will do a general mineral test and well consultation for free! It can be a matter of good Home Dollars and Sense.
Labels: contaminated well, water quality, water resources, well
Wednesday, May 20, 2009
Buying Country Property
Dear Sue,
We are finally making our move to the country! Building our own home has been a dream of ours for as long as we have been married. (Fifteen years!) We can’t wait to get out of the Bay Area!
We have been looking on the Internet for some acreage. We know that buying rural property is different than buying in a sub-division. We were wondering if there were any special things that we should be aware of.
Country Connie
Dear Connie,
I moved from the Bay Area to Auburn in 1974 and have never regretted it for a single second!
It did take some doing to get acclimated to country living. I didn’t know a GPM from an RPM.
Before beginning your property search I would recommend that you gather as much information as possible. My first trip would be to the County offices. Pay a visit to the environmental health department.
This is where you learn that before a building permit can be issued, the property in question must be able to handle sewage disposal and provide a potable water source.
The sewage disposal system known as a septic system can only be installed if the soils meet certain pre determined county standards. The testing, known as “perc and mantle” is conducted by a soils engineer.
Different soils will require different systems. Each system will vary in cost. The cost can be as low as $6500.00 for a standard system to as high as $30-50,000.00 (sometimes more) for an engineered system. For obvious reasons it pays to have a county approved soils test and septic installation estimate as a condition of your purchase.
A potable water source is required before the issuance of a final building permit. If public water is not available a county approved well will be required. A wise buyer will make a potable water source a condition of the purchase.
A power source is also necessary. Determining the location of the electrical lines and the estimated cost to hook up is very important. Installing power poles will add thousands of dollars to your building costs. While solar is a wonderful option, many lenders are reluctant to finance property that doesn’t have access to a public utility company.
Zoning is another area of concern. Verify with the planning department that the property is zoned for your intended use. For example, you may want horses for the grandkids and find out that the current zoning ordinance prohibits horses. Don’t assume that if the property is rural that horses are allowed.
Check for legal access to the property with the department of public works. I remember selling a rural property many years ago to a young family. The public works department wouldn’t allow ingress and egress to the property because it didn’t meet the county’s line of site requirements. A portion of a hillside was restricting the view of oncoming traffic. The permit was finally issued after costly excavation.
The verification of property lines is essential. Just to illustrate the importance, I once had an out of area client who sold a rural property that they had inherited and never seen.
A buyer made an accepted offer and relied on a cousin to verify the property lines. The buyer drilled a well. He received a thank you note in the mail from his new neighbor who greatly appreciated the new well that had just been drilled on his property. Enough said.
Easements are a consideration. They will show up on the title report along with any other recorded documents including liens and encumbrances that affect the property. I recommend sitting down with the title officer and going over the title report. It’s a good idea to have title prepare a color- coded map for your review.
If you have selected a potential builder, it would be wise to have him/her do a feasibility study before completing the purchase. The topography, soils and building location can have a major impact on building costs.
I am very excited for you. Doing the research before acquiring any property will be a matter of good Home $$s and Sense!
We are finally making our move to the country! Building our own home has been a dream of ours for as long as we have been married. (Fifteen years!) We can’t wait to get out of the Bay Area!
We have been looking on the Internet for some acreage. We know that buying rural property is different than buying in a sub-division. We were wondering if there were any special things that we should be aware of.
Country Connie
Dear Connie,
I moved from the Bay Area to Auburn in 1974 and have never regretted it for a single second!
It did take some doing to get acclimated to country living. I didn’t know a GPM from an RPM.
Before beginning your property search I would recommend that you gather as much information as possible. My first trip would be to the County offices. Pay a visit to the environmental health department.
This is where you learn that before a building permit can be issued, the property in question must be able to handle sewage disposal and provide a potable water source.
The sewage disposal system known as a septic system can only be installed if the soils meet certain pre determined county standards. The testing, known as “perc and mantle” is conducted by a soils engineer.
Different soils will require different systems. Each system will vary in cost. The cost can be as low as $6500.00 for a standard system to as high as $30-50,000.00 (sometimes more) for an engineered system. For obvious reasons it pays to have a county approved soils test and septic installation estimate as a condition of your purchase.
A potable water source is required before the issuance of a final building permit. If public water is not available a county approved well will be required. A wise buyer will make a potable water source a condition of the purchase.
A power source is also necessary. Determining the location of the electrical lines and the estimated cost to hook up is very important. Installing power poles will add thousands of dollars to your building costs. While solar is a wonderful option, many lenders are reluctant to finance property that doesn’t have access to a public utility company.
Zoning is another area of concern. Verify with the planning department that the property is zoned for your intended use. For example, you may want horses for the grandkids and find out that the current zoning ordinance prohibits horses. Don’t assume that if the property is rural that horses are allowed.
Check for legal access to the property with the department of public works. I remember selling a rural property many years ago to a young family. The public works department wouldn’t allow ingress and egress to the property because it didn’t meet the county’s line of site requirements. A portion of a hillside was restricting the view of oncoming traffic. The permit was finally issued after costly excavation.
The verification of property lines is essential. Just to illustrate the importance, I once had an out of area client who sold a rural property that they had inherited and never seen.
A buyer made an accepted offer and relied on a cousin to verify the property lines. The buyer drilled a well. He received a thank you note in the mail from his new neighbor who greatly appreciated the new well that had just been drilled on his property. Enough said.
Easements are a consideration. They will show up on the title report along with any other recorded documents including liens and encumbrances that affect the property. I recommend sitting down with the title officer and going over the title report. It’s a good idea to have title prepare a color- coded map for your review.
If you have selected a potential builder, it would be wise to have him/her do a feasibility study before completing the purchase. The topography, soils and building location can have a major impact on building costs.
I am very excited for you. Doing the research before acquiring any property will be a matter of good Home $$s and Sense!
Labels: country property, property lines, rural land purchase, septic, well
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