While public water and sewer services have existed for centuries in our cities and in many suburban areas, these amenities are often not available in most of the rural areas of the North Georgia mountains and western North Carolina mountains.
The reason is simple: It is expensive for rural communities to install the necessary infrastructure and to pay operating costs. While large metropolitan areas can finance these costs, less populated areas have fewer residents to foot the bill. So they are left with well water and septic systems.
Before purchasing a home with a well or a septic system, be sure to have qualified experts test both. Depending on where you buy mountain land, this may mean hiring two different companies to do so.
Once you purchase a house,or mountain land your options will be limited. If there are well water or septic problems, you want to know before you close, not after you close.
If there are problems, you do not necessarily have to walk away from the deal. Sometimes a new well that is deeper, or in a different location, can fix the problem. Sometimes the problem will be cured with filtration devices or water treatment. In the case of a failing septic system, it is possible that the system can be either repaired or rebuilt.
But not every problem can be readily cured. Some areas could be polluted and the water is barely drinkable. This can especially be true if you purchase a lot in a subdivision where unscrupulous or uneducated developers try and squeeze too many houses on too little land and expect wells and septic's to be on each lot instead of planning a community well in a safer location to accommodate the growth as all lots become developed. This unfortunately is happening in the mountains of north Georgia and western North Carolina and the small counties unfortunately often do not enforced the state laws of their state.You may find your self owning a lot where even water treatment and filtration may not be enough. Do you really want that land to build your mountain home on?
Another issue could be land you can not build on because the county will not permit a septic tank.Or it could take 6 months to get a permit due to backlog at the health department. Some properties have poor soils that do not easily accommodate conventional septic systems. Although new innovations such as drip systems might solve the problem in this case, they can be expensive to install, and depending on the land, even that may not be good enough, leaving you with a worthless plot of land that you can't sell or build on.
Always check the area you plan to buy in, some water supplies may be impacted by neighboring sources, such as a leaking gasoline station or a nearby farm. While cures may be available, they may require costly litigation.
Do you want to buy a home or a lawsuit?
When these issues arise, be sure to seek out competent technical
advice. The time to clearly understand these issues and
options is before you buy the house, or mountain land not afterwards.
This is not a trivial issue. We all need to safe water to drink
polluting system to flush. Be sure you choose a knowledgeable realtor to
help you find the best mountain land and property for your needs.
Don't be left holding the bag.
More info on septics and wells::
The Listing Agent, unless specifically disclosed otherwise, represents the seller in any transaction for the sale of a home. It is that Agent's fiduciary duty to protect the seller's position at all times. No matter what they tell you their loyalty will lie with their selling clients. That is why you want an agent with experience like Gary Ward to represent YOUR interest as a buyers agent when buying a home.
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Ga. # 205907
N. C. # 187505
Licensed Real Estate Agent / Associate Broker
Advantage Chatuge Realty
401 NC Hwy 69
Hayesville, NC 28904
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