TIPS FOR BUYING
RURAL HOMES
There’s nothing like the peace and
quiet of a home in the countryside. No traffic,
pollution, or noise - and no city water and sewer
services.
In addition to the usual home inspection concerns,
rural homes have some unique qualities of which city
slickers should be aware. To avoid problems and extra
cost, here are some tips for buying a home in the
country.
Water supply
There’s no city water service out here. The house
will draw its water supply from either a surface
source (lake or river) or a well.
If it’s a lake or river, check its location and
use.
| Is it private or public? |
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| Is it also used for
recreational or industrial purposes? |
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| If it’s a river, what’s
upstream? |
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| How is the water pumped to
the house? |
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| What is the condition of
hoses and pumps? |
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| Has supply ever been
disrupted by freezing weather? |
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If it’s a well . . .
| Was it dug or drilled? When? |
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| Ask the vendor for a copy of
the installation report. |
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| What is the pumping rate
(rate of flow)? |
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| Has it ever run dry or low? |
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What about the water quality?
| When was it last tested for
organics (bacteria and other organisms) and
chemicals? |
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| What were the results? |
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Water quality should be tested at least once per
year.
Water and sewage disposal
Without city sewage service, the house will have
its own disposal system. This will typically be
either a septic tank or a tile bed.
Beware If you buy a house
with an obsolete or non-compliant system, you
could end up with the major expense of having it
removed and replaced. Protect yourself. When
house hunting , contact the local authorities
and ask about current sewage disposal guidelines
and bylaws. The proper contacts will vary by
location. In some places it will be the
Department of Health, Environment, Municipal or
County Offices, or a combination. Your real
estate agent for the area should be able to
direct you to the proper contacts.
| What kind of system is in
use and where is it located on the property?
Is it near or uphill from the well; (this
could cause contamination). |
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| Have there been problems
with sewer blockages or back-ups? |
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| Are there trees on top of or
near the tank or tile bed? (Tree roots can
cause problems). |
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| When was it last serviced?
(Tanks must be pumped out periodically. Tile
beds can be disrupted by tree roots and
other obstructions). |
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| Will future development
require that the house be converted to a
town water and sewer supply? ( A major
project for which the homeowner is usually
required to pay thousands of dollars). |
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We do things differently out here
If you have been accustomed to city
sewage service, you will need to educate
yourself and your family on the proper use of a
rural septic system. That means, don’t flush
anything but toilet paper and don’t dispose of
household chemicals down the drain. Septic tanks
and tile beds rely on a delicate balance of
bacteria to break down the waste. Toilet paper
and normal human waste will break down but other
flushed objects might not. Chemicals other than
soap could kill or slow down the bacteria and
harm the biodegrading process.
Property boundaries and uses
Boundaries might not be obvious on many rural
properties. Unless everything is fenced, the
property’s larger size and varied terrain (forest,
field, and waterways) might leave you wondering
where the boundaries are.
| Is there an up-to-date
survey? (If not, make this a condition of
sale). |
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| Is there a private access
road to the property? Is it registered on
the deed or not? Who is responsible for its
maintenance and repair - the property owner
or the municipality? |
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| What is the zoning? |
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| Are there special
environmental or conservation interests and
restrictions (waterway protection, etc.)? |
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| Are there encroachments (a
neighbor’s fence or building that overlaps
onto the property)? |
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| Are there easements
(right-of-access granted to utilities,
municipalities, or other property owners)? |
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| Are there unregistered
right-of-ways (example: the electric power
company might have a transmission tower or
line on the property). Check with local
utilities. |
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| If there is water frontage,
is it exclusive to the water’s edge - to a
distance beyond shore? |
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| What are the local laws and
practices regarding hunters, snowmobilers,
etc., crossing private property? |
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Other municipal services
| Is there garbage pick-up or
must you take your garbage to a dump site? |
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| Is the access road
maintained year-round? |
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When buying a rural home, just remember that many
of the services you take for granted in the city,
are self-provided in the country. Because you can’t
know everything, it’s a good idea to use the
services of a local real estate agent and lawyer who
know the area and properties. Once you make the
right move, you’ll wonder why you didn’t do it
sooner.
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