You have come to understand the “ins and outs” of The Real Estate market, you’ve grasped the idea of Boomers’ and Millennials’ impact, then you went to the bank, and you have your heart now set on a specific piece of land in “The Perfect Town.”
At this point you realize that the family’s only conversation is about “The New House.” What do you do next?
After you have selected your perfect slice of Vermont it is time to think about what are you going to do with the property. There are a few but very important factors to consider before you move forward and actually buy the land:
- Sewer – what kind of sewer are you going to have? If you a suburban dweller that is probably going to be City Sewer, but if you are out in the country it means building a septic system of which there are two major types:
- Conventional In-Ground where the leach field is buried in the ground and the affluent percolates down into the earth. These types of systems are preferred because they cost a lot less and are more apt to consistently work well.
- Above-Ground Mound systems are where a “mound” of sand is built on top of the earth that will act as a sponge for the affluent as it somewhat percolates into the earth or evaporates. Mound systems are increasingly more common as the only way to comply with Clean Water regulations. Almost always a mound system requires a “Pump-Station” to pump the affluent out of the septic tank up into the mound. Unfortunately, Mound Systems always cost significantly more!
The cost of a septic system can vary greatly as much as twenty thousand dollars or more from an inexpensive in-ground system to an average mound system. Do not be scared by the cost of a septic system, those properties with in-ground systems are worth more to purchase. What matters is the end cost of a fully developed building lot.
The State of Vermont closely regulates and is the only agency to issue permits for septic systems. Several years ago, the state regulations became much more strict and the state is now the only place to get a permit. Acquiring the permit along with designing the system is the typical responsibility of the seller. A Professional Engineer that is hired and paid by the seller acquires the permit and is then transferred to the buyer as part of the purchase.
Virtually every piece of property sold in Vermont has a “designed septic” attached to the deed; this has become common practice. So, when you are looking at properties be very sure to ask what type of septic has already been permitted. This information must be readily available to you.
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