Should You Do a Perc Test? If you’re planning to live on this property and/or resell it as a “buildable lot” at any point in the future, then order the perc test. For example, suppose you record the following percolation rates: The average percolation rate is 30 min/in, which is significantly higher than the lowest rate, which you would have to report if you dug only two holes. Chris Deziel is a contractor, builder and general fix-it pro who has been active in the construction trades for 40 years. The Truth About Land Investing: 15 Warning Signs To Look For When Buying Vacant Land, SOLD! If you can form a long, thin ribbon of wet soil, it has a high clay content and my fail the perc test. If a vacant lot is situated within reach of an existing sewer hook up, this will usually eliminate the need for a septic system altogether. Most people don’t even give them a second thought until it’s time to put in the septic tank.Yet making sure your future property is septic ready is the only way to ensure you … Get Free Access to Videos, Guides, Downloads and More! That being said, if you’re just looking for a vague indication of a property’s ability to percolate, you don’t necessarily need to spend $1,500. Whenever I’m dealing with cheaper properties that don’t necessarily need to be built on, I’ve usually opted to SKIP this step in my due diligence process. A perc test is a useful and sometimes necessary procedure when you are buying land that may need a septic sewer system built, expanded or repaired. Thickly forested areas are unsuitable because of the possibility of the leach field pipes being infiltrated by roots. Without a septic system, there can be no dwelling of any kind. I’ve been able to get comfortable with this because there are several externally observable factors that have given me sufficient reason to believe the property had a high probability of passing a perc test (we’ll cover more on this below). Just in the counties I’ve worked, each one has had notably different standards in terms of: Even though the same fundamental concepts apply almost everywhere, the specific procedures required in one county can be very different from the procedures of another – so it’s important to be sure the test is being done in accordance with the rules and authorities in your area. If the owner can’t build a dwelling of any kind, the property’s value will diminish substantially. The purpose of a soil percolation – or perk – test is to evaluate the ability of the soil to drain, which is vital information as far as the drain field is concerned. If a perc test (sometimes spelled perk) is carried out by a surveyor, the first step is to determine at what depth to do the test. For example: With a little bit of creativity (and adherence to zoning requirements and mineral rights), almost any property can be put to good use. The peace of mind can go a long way! Are there any houses on these adjoining properties? That being said, if you’re willing to tolerate some risk in the equation, there are other clues you can look for that will give you a halfway decent idea as to whether or not you need to worry about this. This is what the “unscientific” approach looks like…. This happens primarily through the process of percolation – and also through evaporation, transpiration, consumption by plant roots and eventually, the remaining water re-enters the ground water and/or surface water. As a land investor, I’ve bought most of my properties free-and-clear from sellers who were highly motivated. A perk test measures how long it takes for water to drain. To avoid buying land that requires a specially designed septic system, make the purchase of the land contingent on a good percolation test that doesn't require the special system. If you're planning to install a new septic system, local ordinances will require you to conduct a soil percolation test. In my opinion, if I’m buying a more expensive parcel of land (e.g. How much perc testing should cost. Seth Williams is the Founder of REtipster.com - an online community that offers real-world guidance for real estate investors. Become a member, achieve financial freedom and Septic fields should generally not be located on steeply sloping land, especially if the land slopes toward a waterway or a neighboring property. If the soil is dry, dampen it with a little water. Most jurisdictions require more than one hole with a minimum spacing between them. – winter vs. summer) – which can have an influence on the soil drainage rate. Try to determine if they searched the. In most cases, it takes two days to perform a perk test. If these first steps fail, it may be worth considering a. Unless you happen to own a backhoe, you'll need a contractor to conduct the test in these jurisdictions. For example, here are some easily-observable factors to consider: If your property fails its perc test, don’t panic. Some contractors recommend inserting perforated drainpipe into each hole to keep dirt from falling. Assuming you're going to dig the holes manually, you'll need a post-hole digger, a source of water, a timer and a system for accurately measuring water depth from the top of each hole. The typical purchase price is anywhere fom $100 – $5,000 and when you’re buying a property at this price, it’s not always easy to justify the additional time, money and hassle required to do a perc test. The Fastest Way to Research Any Property in the United States. In many areas, the water table is higher during certain seasons and lower in others (e.g. You might also consider a sewage lagoon, in which runoff from the septic tank is stored above ground, where it is circulated and aerated by a pump. We promise you will find ample value from our website. If so, this property could have a high water table, it could have, Check with the local Health Department about their records of any previous perc tests. Learn what successful investors aren’t telling you. Perc tests are required in just about every civilized municipality in the world – because the results of this test provide crucial information needed to design and install a septic system. Further Reading: Assessing soils information for on-site wastewater dispersal by Paul R. Finnell, Sr. I want you to make GREAT money from real estate, in a way that helps people, doesn't require a lot of risk and leaves plenty of space for you to live your life. Or you may be able to put a septic system drain field on a neighboring lot that does pass the perc test. If you’re dropping some serious cash on a parcel of vacant land, there is one issue that may seem insignificant at first glance, but it has the potential to make or break a land deal. Most of the world’s septic systems are designed in a way that requires a septic drain field or “leach field” to drain away any excess water. This card authorizes you to work as an unarmed officer in Chicago and all of Illinois. But in many cases, you’ll still want to be fully informed about the property’s “percability” BEFORE you invest your life’s savings into it. How To Write Real Estate Ads That Sell Properties Fast, 50 Websites To Post Your Real Estate Listings For FREE, Everything You Need To Know About Getting Your County’s “Delinquent Tax List”, 10 Rock-Solid Reasons Why You Should Be Investing In Land, 50 Surprisingly Creative Uses for Vacant Land, Hard Money 101: Everything You Need To Know About Getting Started With Hard Money Loans, A Crash Course in Tax Lien & Deed Investing (and My Love/Hate Relationship With Both). If the answer is “Yes”, then it all boils down to this: Now, can a property still be usable/valuable without a septic system or dwelling on it? With the right information, you should be off and running in no time. 4. In some jurisdictions, you can do the test yourself, but in others, including some parts of California, you need a qualified professional to do it. You wouldn't be able to measure this by simply pouring water over the ground, so you have to dig holes. Of course! No one wants that. In order to determine if a septic system is possible, most county health departments will require a perc test.
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