Buying a home or land in Nevada or Placer Counties in Northern California is an exciting venture, but it comes with its own set of challenges, especially when it involves septic systems, wells, and land surveys. Recently, I attended a class hosted by the Nevada County Association of Realtors, where I gathered valuable insights from local experts. As a local real estate agent specializing in the Sierra Foothills, I wanted to give you a basic overview of each item based on the information provided by the speakers from Peter’s Well Drilling and Pump Service, Navo and Sons Septic Co., and Dundas Geomatics, a local surveying company. If you’re unfamiliar with these terms, don’t worry! This guide will help you understand these critical aspects in simple, straightforward language.
Septic Systems
Understanding what a septic system is
A septic system is an underground wastewater treatment structure used in areas without centralized sewer systems. It consists of a septic tank and a soil absorption field, also known as a leach field. These systems are crucial for homes that are not connected to a municipal sewer line.
Septic systems are designed based on the number of bedrooms in a house, which estimates the number of people living there. It is not based on the homes square footage or bathroom count. The more people in the house, the more wastewater the system must handle. Regular maintenance is crucial to keep the system functioning properly. This involves pumping the septic tank every 3-5 years to remove solids that accumulate over time. Without regular maintenance, a septic system can fail, leading to costly repairs or replacements.
There are different types of septic systems
A standard system
This system uses gravity to move wastewater from the home into the septic tank and then into the leach field. These systems typically have a 24-inch deep trench. A standard gravity-fed system typically costs between $10,000 and $20,000.
Pressure dose systems
These systems on the other hand, use a pump to distribute wastewater evenly across the leach field, ensuring more efficient absorption. Pretreatment systems add an extra step to treat wastewater before it reaches the leach field, which is often required in areas with poor soil or near waterways to prevent pollution. A pressure dose system is generally more expensive, with costs ranging from $20,000 to the high $30,000s.
Pretreatment systems
These septic systems are the most expensive, often costing $40,000 or more. These systems are like having a small sewage treatment plant on your property and are required in areas with poor soil conditions or near waterways to prevent pollution. They add an extra step to treat wastewater before it reaches the leach field.
How to Determine What Type of Septic System is Needed
The costs of septic systems can vary widely depending on the specific area, the size of the lot, local restrictions, and the results of percolation (perc) and mantle soil testing, which determine how well the soil can absorb water. In Nevada County, conducting a percolation and mantle soil test can cost between $2,000 and $3,000. For this process, you must hire a Nevada County-approved soil testing consultant, like Navo & Sons. The consultant will conduct the soil tests and submit a Soils Evaluation Report to the county, which is then reviewed by an Environmental Health Specialist to determine the type of septic system required and therefore dictate the cost.
It’s crucial to have this test completed before purchasing raw land. This ensures you understand the potential costs involved in installing a septic system. According to Navo and Sons, some raw pieces of land may not pass this test, meaning a septic system cannot be added, which would significantly impact your purchase decision. Knowing whether the land can support a septic system is essential to making an informed purchase.
Understanding Septic System Requirements When Expanding Your Home
When considering the purchase of a home with plans to build an ADU (Accessory Dwelling Unit) or add square footage, it’s important to understand the implications for the existing septic system. Many septic systems are grandfathered in, meaning they were installed under older regulations and are still considered acceptable under current laws. However, if you plan to expand the property, you may be required to upgrade, modify, replace, or relocate the existing septic system to meet current standards.
For instance, adding an ADU or additional square footage can significantly increase the amount of wastewater the system needs to handle. This could necessitate changes to ensure the system is adequate for the new load. The existing system might not be capable of supporting the increased demand, potentially leading to costly compliance issues.
If you are buying a home with such expansion plans, it is crucial to investigate these requirements before finalizing the purchase. This will help you understand any potential costs and modifications needed for the septic system to support your building plans. Ensuring these details upfront can save you from unexpected expenses and complications down the line. Knowing whether the existing system can accommodate your expansion plans is key to avoiding unforeseen challenges. Depending on your escrow terms, because this process typically takes longer than a typical escrow, these timelines might not align.
The Lifespan and Maintenance of Septic Systems
The lifespan of a septic system depends heavily on how well it is maintained. With proper care, a system can last indefinitely. Regular maintenance includes pumping the septic tank every 3-5 years to remove accumulated solids. If a septic system is not properly maintained, it can fail, leading to noticeable signs such as slow drains, bad odors, and unusually lush grass over the leach field, which indicates a leak or failure.
It’s also important to be aware of repair areas. These are designated spots where a new system can be installed if the current one fails. These areas must remain undisturbed to ensure they are available when needed. Therefore, avoiding heavy machinery or construction over septic tanks and leach fields is crucial to prevent damage and ensure the system’s longevity. Understanding and adhering to these guidelines can help maintain the functionality and extend the life of your septic system.
Wells
Understanding Well Systems and Testing for Home Buyers
When purchasing a home, it usually comes with a well unless it’s connected to a public water system. It’s crucial to get the well tested before finalizing the purchase to ensure the water is safe and the well can meet your household’s water needs. Testing the well involves checking for water quality and production capacity. This process helps identify any potential issues such as contamination or insufficient water supply, which could lead to costly repairs or upgrades.
A real estate water test panel, checks for bacteria like coliform and chemicals such as nitrates, nitrites, and lead. For an additional fee, you can also test for arsenic, a common contaminant in some areas. If bacteria are found, shock chlorination can temporarily fix the issue, but persistent problems might require a UV treatment system.
The well’s production capacity is measured in gallons per minute (GPM). A well producing 5 GPM is typically sufficient for household needs, ensuring a steady supply of water throughout the day. However, for properties requiring more water, such as those with extensive irrigation systems or additional dwelling units (ADUs), the well may need to produce a higher GPM. A well yield test, which typically involves a four-hour pump test to determine if the well can produce at least 3 GPM, costs around $500 to $1,000.
For properties with wells producing less than 3 GPM, a storage tank can be used to ensure a steady water supply. A typical 2,600-gallon tank costs around $7,000 to $8,000. These tanks store water and help maintain water pressure and supply for household use. Additionally, if the well testing does not meet the desired GPM, installing a reserve tank can be a practical solution to ensure an adequate water supply.
When considering raw land, it may or may not have a well. If you are buying raw land, it’s essential to understand the costs and requirements of drilling a new well. Drilling a well can be expensive, with costs starting around $40,000, though this can vary based on depth and location. For instance, areas like North Bloomfield in Nevada City may require steel casing, which increases costs. If you hire a local well company like Peter’s Well Drilling and Pump Service, they can provide a detailed estimate for drilling a well in the area you are considering buying. This would be an estimate based on other wells on record near your prospective property and how far down they needed to drill and what comentents were required.
Understanding the potential costs and ensuring the land can support a well is crucial before making a purchase. This will help you avoid unexpected expenses and ensure the property meets your water needs.
Land Surveys
Why You Need a Land Survey When Buying Property
Most home buyers typically do not conduct a land survey or boundary investigation when purchasing a standard home unless there are specific plans to adjust property lines, build on the property, or if there is a dispute regarding boundaries such as a driveway or easement. However, understanding the importance and differences between a land survey and a boundary investigation can save you from future legal and financial headaches.
The Importance of Land Surveys
A land survey is essential for several reasons:
- Preventing Disputes:
Knowing the exact property boundaries helps avoid disputes with neighbors over where your property ends and theirs begins. This is crucial if you plan to build a fence, add an extension, or install other structures close to the property line. - Legal Requirements:
For significant changes like a lot line adjustment or new construction, a professional survey is often required to ensure compliance with local zoning laws and building codes. This helps prevent legal issues that can arise from unauthorized use or development of land. - Verification of Land Use:
A survey ensures you are fully aware of any easements, rights of way, or other restrictions on the property that could affect your plans. For instance, if a utility company has the right to access part of your land, this could impact where you build.
Types of Surveys and Their Costs
Boundary Investigations:
A boundary investigation involves a surveyor looking for property corners and identifying any possible encroachments. This type of investigation typically costs around $1,000. It’s suitable for general property line verification but may not provide the detailed information required for legal matters or extensive construction projects.
Full Land Surveys:
A full land survey is more comprehensive and involves setting boundary markers (monumentation) and creating detailed maps, including topographic maps and site plans. These surveys can cost between $5,000 and $10,000 or more, depending on the property’s complexity and local regulations. Full surveys are necessary for legal transactions, building permits, and extensive property development.
When to Get a Land Survey
Purchasing Raw Land:
When buying raw land, it’s crucial to verify the legal creation date of the parcel. Parcels sold after 1972 must have a recorded map to be considered legal for development. Without this verification, you might find out too late that the land cannot be developed as intended. A detailed survey can prevent these issues and ensure you are making a sound investment.
Plans for Expansion:
If you plan to build an addition, a pool, or another structure, or if there is a potential dispute with neighbors, a full survey can provide the necessary documentation and peace of mind. It can reveal any unpermitted structures or encroachments that might need to be addressed before finalizing any deals.
Resolving Disputes:
Surveys can identify encroachments from neighboring properties, which can lead to legal disputes if not resolved before purchasing the property. Knowing the exact boundaries can help negotiate solutions or prevent costly legal battles.
For professional surveying services in Nevada County, you can refer to experts like those at D&D Surveying and Engineering, who can provide accurate and detailed land surveys tailored to your needs.
Understanding the different types of surveys and their importance can help you make informed decisions when buying property, ensuring your investment is protected and your future plans can proceed smoothly.
Conclusion
Understanding septic systems, wells, and land surveys is essential when buying a home or land in Nevada and Placer Counties. Regular maintenance and professional assessments can prevent costly issues and ensure compliance with local regulations. This information, provided during this meeting with experts from D&D Surveying and Engineering, Peter’s Well Drilling and Pump Service, and Navo & Sons Septic Co., is intended to help you ask the right questions and should not be considered legal advice.
As your real estate partner, I’m here to connect you with the best local professionals for each topic discussed. Always consult with these experts to make informed decisions in your property purchase.
By being informed about these critical aspects, you can ensure a smooth and successful property transaction, free of unexpected surprises. Happy buying!
If you’re looking to buy property in the Sierra Foothills, including Placer and Nevada Counties, we can help you navigate these critical aspects. Reach out to us today and let us assist you in relocating to this beautiful region!
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