Ok we are going to look at some propertys this weekend. Thay will be land with wells and septic in, and some have moble homes on them with power. What should we watch out for? Whats good for well flow [gpm] ?Are wells tested ? Would there be reports to ask about? What would you look for? We have bought houses before but never land any pointers would be greatly appreciated. Thanks.

-- kathy h (ckhart55@earthlink.net), October 29, 2001

Answers

Wells are only tested for e coli bacteria if you are obtaining an FHA loan, although there is nothing to prevent you from requiring that the well water pass a chemical analysis test of your choice and you paying for before you close on a place. We did with our first home due to it's extreme closeness to both a garbage dump, chemical landfill and commercial farm land.

We had it tested by an independant lab that the EPA recommended to us, for heavy metals, benzene, nitrates ( from fertilizer applications from the nearby farmland) and PCB's. It cost around 200 dollars back in 1984, so expect to spend more now.

Your best protection is to throughly cover the surrounding area around the prospect, say, a radius of at least five miles. You are looking for anything that might represent a potential hazard, or affect future property value, landfills, commercial farming, egg factories, hog farms, etc.

-- Annie Miller in SE OH (annie@1st.net), October 29, 2001.

There are 262 questions about land in the old answers at the bottom of the question page. I am sure this has been covered more than once.

-- mitch hearn (moopups@citlink.net), October 29, 2001.

Turn on the hot water. See if you smell a sulfur smell. It won't harm you but it is annoying. Look at the "lay" of the land. Be aware of land the drains into your land. Make sure mineral rights are included. See if the telephone company can run a line in. If on gravel road, who maintains the road. If you can walk the perimeter all the better. Check fencing, see if your neighbors have built deer stands on the boundry line (they will probably shoot into your property if there are). Check the county for future road projects. Check the state agricultural department for commercial farming permits. Check with the Soil Conservation District to see if they have any information on the property or adjoining property, like errosion control projects, etc. Check the taxes. Read the plot book, looking for easements, etc. Take a look at the neighbors places. Well kept....or Green Acres? Might want to talk to the County Sheriff. Maybe there's a meth lab next door.... Get a copy of the local newspaper.

I guess you should prioritize these and others you find. Make a drop dead list of things. Something like "if hog farm up wind....don't buy!"

-- Rickstir (rpowell@email.ccis.edu), October 29, 2001.

Good Luck in your search... I am a Realtor and the above answers have been some of the ones I would have suggested. Insist on Title Insurance, even if you have to pay for it yourself. Don't ask the next door neibor too much, because they may want to "chase " off buyers where they can get it for themselves or family. :) The neibor down the road is better.

-- Lynnda (venus@zeelink.net), October 29, 2001.

water tests for nitrates , flouride , heavy metals , and potability , are only about 25.00.

if you decide to purchase, make it a clause , that water must be tested and deemed potable, before you close , dont wait until after , and DONT TRUST REALTORS!!!, never trust anyone who makes no money if you dont buy , personal opinion

-- Beth Van Stiphout (willosnake@hotmail.com), October 29, 2001.

Check your library for the book "Finding and buying your place in the Country" by Les and Carol Scher. The 5th edition was published in 2000. It has a wealth of information on buying land.

Kim M

-- Kim Miller (pdmille1@facstaff.wisc.edu), October 29, 2001.

After you select a piece of property, when you write up your contract, specify: "Subject to: perc test passing (for septic approval); financing (so you can back out if you can't qualify for a loan without losing your earnest money, or even if you mostly just change your mind...); building permit approval; inspection of all documents; easements; mineral rights; water rights; etc....whatever you need plus whatever is usual and customary in your neck of the woods.

In other words, be sure to give yourself a good "out" in case you find out something that you don't like.

I would *STRONGLY* recommend having an attorney review your paperwork prior to final signatures and closing...preferably an attorney who is familiar with the legal stuff in your area. It seems like a pain in the *** and a lot of money when you are excited about getting your land, but it will save you heartache, bankruptcy, and possibly divorce (not sure of your situation) if you purchase without getting all the facts. You could end up with a real problem piece of property. A red flag would be a price that is really below market value, for example. (Of course I'm not an attorney nor real estate agent, and your mileage may vary significantly! But I have purchased a number of properties in my lifetime....)

Good luck to you and I hope you get what you really want!

-- sheepish (WA) (the_original_sheepish@hotmail.com), October 29, 2001.

Never trust realtors? Gee...isn't that kind of like saying never trust doctors...or mechanics...or farmers.... In my experience, there are lots of folks out there who are more than happy to help you...YES, even for FREE! My personal opinion is...like attracts like. You get what you give. Nuff said. CJ

-- CJ (cjtinkle@getgoin.net), October 30, 2001.

I would go to the county and have all the permits pulled, if any, and find out what legally needs permitting. Septic and wells are a bit difficult for the average person to inspect, and it wouldn't hurt to check out the rest of the permit work (or what you KNOW should be permitted work).

The present owners may honestly not know, and the real estate agent doesn't have to know, and really can't be expected to know every little detail about every property on the market.

This way YOU will know exactly when the well/septic/whatever was actually put in, and can use this to perhaps negotiate a a lower price if the system is going to fall apart soon and need to be replaced (it would be a selling expense and tax deductible for the seller to do this, but not for you). Better to do it now than have to sue over non- disclosure later.

I know there are those who will think this is a lot of work to go to, and it is true that if you are in construction (for example) you can inspect this kind of thing yourself and know what you're getting. However, always inspect with an eye to possible selling in the future, and you having to deal with a very sophisticated buyer (usually one who's been burned too many times) who WILL look into this stuff. If your heirs will be selling the property, it is not an issue as they can always sell it "as is" because they cannot be expected to know anything about a property.

Real Estate agents are like any other profession: there are good and bad ones, and the good ones WANT your repeat business and continued referrals to other clients. Bad ones don't last long, particularly in smaller communities, because word gets around.

-- GT (nospam@nospam.com), October 30, 2001.

In my opinion there are a few good realtors out there. I'd like to stress the word FEW. I've purchased and sold many properties and have found realtors to be a pain in the a.., with only two exceptions. They are primarily interested in closing the deal which will mean a comission for them. We had a realtor in Tennessee which strongly advised NOT having the septic system pumped and inspected. Only negative result I can think of is we might find something wrong cancelling the deal and thus no comision for them. We sold our last house on the internet in about two hours. No realtor , no commision, 7 thousand dollars in our pocket. If your not familiar with construction, hire a qualified home inspector. They will not only check things out, a good inspector will exlain any problems encountered and what the ramifications might be. Go to the county offices such as the health department, building department, register of deeds. We have found these people to be extremely helpful and while they cannot offer legal advice they can give you lot's of hints which might save you a lot of headaches down the road.

-- jz (oz49us@yahoo.com), October 30, 2001.

Thank you all for taking the time to answer[ yes mitch I know I was being bad but had a short time for reference work].I wonder if home inspectors will look at mobiles, if thay do that would be a good idea when we narrow our choices.I like the idea of driving 5 miles to see what is near property.There is 10 acres with a mobile part fenced which is going dirt cheap [ about to foreclose ]50,000 which is a steal for california but a pack of bikers moved in and know one can get them to move. realtors wont even go on property.Makes you wonder about the police[ or sheriff] in area.Cant wait to see others though [ hopfully not near the 10acres ].Dont have anything against bikers just the problem ones.Thanks again for all of your help everyone.

-- kathy h (ckhart55@earthlink.net), November 01, 2001.