This issue is dedicated to those of you who are getting tired of suburbia and are thinking of moving "farther out". Going rural is a great adventure. As a home inspector, and as someone who has done this once or twice, I have a list of 'awareness raisers' that you may find useful. Mostly, this centers around avoiding the kind of surprises that will have you in tears and your country neighbors in stitches.
When searching for that perfect exurban retreat, the neighbors themselves should get a very careful look. You can probably guess what a high-density feedlot smells like in summer. Do you know what it looks like in winter? How about a hog farm? Dairy, sheep and horse operations have milder odors, but some folks find even these objectionable. Landfills are often hard to see from the road, so ask the local officials where they are.
The neighbors in any neighborhood can change. In the country, changes can be large-scale. Once you have settled on a particular community, find the local planning-building-zoning department, and look into the future of the area. Be alert for requests for re-zoning or large-scale sewer and water system changes. That lovely forest next to your hideway may be turning into a subdivision next year. Or an industrial complex.
While at the local township hall, check with the assessor regarding the taxes on your chosen property. Remember, your taxes will be based on the SEV of the property, not the current Taxable Value. For a better explanation of this, go to my February, 2000 edition of this newsletter. Also ask these same folks if the tax classification of your property will change if you change its use. For instance, if it's taxed as agricultural now, and you don't plan to farm it, will its tax classification change to residential? How will that affect taxes?
One more item at Township Hall: ask to see a Flood Insurance Rate Map. These are published by the National Oceanic and Atmospheric Administration, and are used by insurance companies to decide how to insure properties for flood damage. They tell how high a property is, and how likely it is to be damaged in a "100 Year Flood." This map can give you a new appreciation for the old expression, "God willin' and the cricks don't rise!"
The next stop is the County Health Department. Rural properties usually don't have public water and sewer service. Wells and septic systems can be full of surprises for the newly countrified. The health department will have a sanitarian assigned to your particular township, and that person can be a fountain of information. How reliable is the water table in your area? When new wells are drilled, how far down are they going? How deep is the well on the property now? What kinds of contaminants are found in the water, and what do people usually do about it? Do old septic systems in the area have to be updated when properties change hands? How much cost should be anticipated for that? What kinds of testing does the county require? What other tests does the sanitarian recommend? Are there records of well or septic problems on your chosen spot?
On to the next utility. When you write the offer on your property, you will of course make the offer contingent on inspection. Ask for the past year's fuel bills to be made available to you as part of that inspection. The prices for propane and heating oil aren't controlled by the State Public Service Commission. They are market-driven and vary day to day, just like gasoline. Last year's records are at least a general indicator of what to expect this year.
Speaking of fuel, be wary of properties that were the operation centers of large farms. Farmers often buy gasoline and diesel fuel in large quantities. They store the fuel in above-ground or underground tanks, usually next to a barn. Tanks rust. A leaking tank can be an environmental nightmare. The clean-up bill goes to whoever owns the property when the leak is discovered. In some areas, the local fire departments keep records of these tanks, but don't count on it.
And then there's that other utility that many of us urbanites are starting to take for granted; nice fat data pipes. I love my cable internet access, and would have a very tough time going back to dial-up. You need to know what the local telco and cable suppliers have available at the lot line now. Ignore the promises; our local Baby Bell has been pushing DSL service for years, but has laid off nearly all the people involved in getting it up and working. If you have to use dial-up access, make sure there is an ISP with a local access number. You don't want to be paying long-distance fees on top of your provider's fee.
Old country homes have their charms, of course. If they have gotten through a hundred years or so without "modernization", they have a particular appeal to some of us. There are some basic old-home facts that we inspectors assume going in.
So, the seller moving to Florida and leaving behind a barnful of old stuff. Could there be some wonderful antiques in there? Maybe. More likely, the pile contains cans of leftover solvents, fuels, pesticides and fertilizers. This stuff is dangerous to store, and hard to get rid of. You may want to insert a line in the purchase agreement requiring the seller to leave all buildings "broom clean" at the time of possession.
One last item. Unless you are retiring, moving to the country means a longer commute to work. The Sunday cruise you took to find the property didn't give a realistic idea of how long that commute will be. Try it during rush hour. Then do the math. An extra hour a day, times 250 days a year, divided by 40, equals about 6 weeks of vacation time spent behind the wheel. Hmm... maybe suburbia isn't so bad after all.
Of course after reading all the precautions, you,ll think about the cleaner air, the quiet, the dark starry nights, the horse for your daughter, and you'll move anyway. Good luck, and call me when you're ready!
This newsletter is a 2-way street. If you have any questions or concerns, please use this e-mail link to let us know.
Presented by Sherlock Homes Inspection, Ltd. Copyright 2003 Matthew J. Bezanson
http://www.inspectmichigan.com