More Inspections Needed When Buying Country Property

Dear Sue,

I am in escrow on a country property. I can’t believe that I am going to be living out one of my fondest dreams! I am buying a little farmhouse on 10 acres with an orchard and a pond.

I have always lived in town and understand the types of things to look for in a city property…termites, cracked foundations, electrical, plumbing and so on.

I am sure that country property is different. Do you have any suggestions for things that I should be looking for? Are there any special inspections that I should order?

Country Carl

Dear Carl,

You are wise to be asking for suggestions. You don’t want your dream of living in the country to become a nightmare!

Country property is different than city property. On city property the local municipalities are generally in charge of the utilities. When there’s a water or sewer problem, the fix is just a phone call away.

Not so with country property. The property owner is in charge of the water and sewage disposal systems. Country property owners need to think of themselves as their own plant managers.

The drinking water is pumped from a well. Water used for irrigation, if available, comes from a raw water source, either through an enclosed pipe system or from an open canal. The everyday sewage is discharged into an on-site septic system.

My suggestion would be to make a visit to the environmental health department. Ask for an as-built drawing of the septic system on the property you are considering. Make sure that the installation has been permitted. Ask the technician to help you become familiar with the system lay out and how it works. Is it a standard gravity system or is it an engineered system?

I would recommend that you have the septic tank pumped and inspected. The septic contractor will provide a report detailing the condition of the system. The report will include recommended repairs if any.

It is essential that you have the well pumped for at least four hours and tested for gallons per minute and potability. The county has minimum standards for well production. I would suggest talking with environmental health and a reputable well drilling contractor to learn more.

Irrigation water is liquid gold. Irrigation water is a low cost alternative to using precious well water for farm or agricultural purposes. It is supplied locally by Placer County Water Agency, PCWA or Nevada Irrigation District, NID.

Never assume that the irrigation water rights transfer with property ownership. Always check with the appropriate district. The water is for sale by season, summer and winter. It is sold by the “miner’s inch.” A miner’s inch is the volume of water that can flow through a one inch in diameter opening.

Country property lines are less obvious and more difficult to identify than a city property. Fences may not necessarily define boundary lines. I would suggest having a civil engineer or the owner point out or mark the property corners as a condition of the sale.

Both country and city properties have a professional home inspection and structural pest report. Septic pumping, well testing, confirmation of the availability of irrigation water and location of property lines are additional inspections for country property.

Having these inspections performed is a matter of good home $$s and Sense!