The sky is not falling - yes we are now faced with changes for our septic systems (nitrate reducing system) and yes the real estate market of Central Oregon is tough. Residents of La Pine and all of Southern Deschutes County including Three Rivers South have been facing "local rule" for a long period of time. We all knew it would be voted in, no matter how hard we protested, questions remained as to what changes would be made and how it would effect us.
The majority of the homes currently on the market will require a retro fit at best, some will require a whole new system, costs will vary from home to home. What are some of the things that will effect the costs of you upgrade?
Location of the existing system - if your existing system is located in an open area chances are you will have a lower cost. Why? Because the nitrate reducing tank sits beside your existing tank, easy access to your existing tank will leave your property with less disturbance than if your tank sits under your deck or between your home and shop.
A few thoughts to those of you preparing to build, keep in mind the new system will require electricity and a phone line. The new system will require routine maintenance and placing your system where it is easily accessible may save you money down the road.
For More Central Oregon Information on Local Rule click here
Septic systems in my area are one of the most neglected things about a property. Maintenance is rarely done.
Loudoun County has a system whereby an inspection with a registered septic company is registered with the county and is on record as to type, location, etc., in case of sale.
The cost is $350, but providing the cert helps a buyer have confidence that the owner has maintained the system well.
We've sold home where the system hasn't been inspected or pumped in many years. It's sad becaue replacements in this area are about $30,000 or more.
Thesa, when our septic systems go out they have to be re-placed with aeorbic systems. You probably don't even know what they are because they don't work in the cold north. They basically act like their own little sewage company cleaning the waste and then sprinkling it in the yard at night. Yours sounds a bit like a nightmare though. We only have to do this when they go out.
Hi Thesa,
All the more reason to work with a local REALTOR who knows the ins and outs of the area. I've probably not had more than a dozen septics to deal with in 30+ years.
So is the county providing the new systems at a discount to the public, or does everyone have to buy one and then have it checked? We've had similar changes here, but we had areas that were forced to connect to city sewer. The cost was made easy for them by putting the $3000 cost per house on the water and sewer bill, broken down over a 10 year period. And home owners were able to payoff the entire amount at any time if they chose to do so. Most of them have been paid off by now =)
It's all in the name of keeping everyone healthy, but it sure does come at a cost. Are old systems grandfathered in?
When the rules change, home sellers often end up bearing the cost. But it's probably for the better. Although there are no requirements to have a sewer inspected in Sacramento, typically I recommend that buyers cough up the $125 inspection fee and do it, especially when the home is older on a lot with many trees. Just last month, two sellers ended up replacing their sewer systems for the buyers. That can run five grand a pop.
We've got a whole lot of Chicken Little's out here that would say that your acknowledgment of the inevitability of the South Deschutes County Local Rule is proof that the sky is indeed falling! It's not just talk, or a single voice running around spreading worry about what is unlikely to be.
I think its time we start selling this problemas not such a big deal, since we who work this region, will be apparently, forced to live with it. The alternative would be to declare to our customers that they will be faced with a deal-breaking impediment to on potential transactions, which is, of course, not the case in every situation.
The local rule will be a thorn in our sides, but we need to start finding ways to make it work.
Good post Thesa.
Lenn – different systems require different maintenance – we generally have 3 types of systems – a standard system, and two different sand filters – now we have the additional nitrate reducing systems that have been the controversy in our area. Our standard systems require the least amount of maintenance and are the least expensive to install. The new rule requires ALL systems to be upgraded to with the new nitrate reducing system – which is an additional tank with a filter system in it that now requires electricity and a phone line.
Marchel – I am familiar with the system you speak about – you are right in general we do not have them here… however the sewer system in La Pine, Oregon Water Wonderland and Sunriver are a larger scale of this system – the gray water is actually used to water hay or alfalfa then that is sold to help absorb the cost. It works for the area but would not work on a smaller level because of the colder climate we have.
Lynda – it always makes me chuckle and fear for the buyer when an agent from out of the area writes on a listing of mine – they have no idea what to do to protect the buyer – local issues are generally well known by the locals – with the majority of our buyers coming from out of the area the buyer has no idea of what they should know about an area.
Lisa – the County claims to have a program for low income assistance – however those funds are coming from the sale of County land that is being developed as a new neighborhood… with our market at the lowest it has been in years – the funds are obviously not as available as most would think they are. The homeowner has the full responsibility of putting in the new system – with the contractor of their choosing – there are two issues I personally see - #1 the cost of retro fitting or replacing your system – and #2 the maintenance – there is only one company certified to maintain these new systems – although it is rumored that there is now a second one – I have not found the certification published yet. The County Commissioners took it upon themselves to vote this in as an emergency which allowed them to do this without public process.
Margaret – no older systems are not grandfathered in…. EVERY system must be upgraded, replaced or moved because of this new rule. The costs will be between $5000 and $35,000 – the Commissioners in most people’s opinion are WRONG – many experts testify that we have the perfect soil for the filtration of nitrates and more.
Elizabeth – your recommendation of spending the $125 makes perfect sense to me. We do not generally have the issue of tree roots and such in our lines because of the amount of land most homes sit on and the type of trees that grow in our region – I do suggest a buyer have the septic pumped and inspected prior to closing – generally this cost is under $200 – when a tank has not been replaced with concrete and is still a steal tank from the early 70’s a tank replacement is almost always required. With the new rule – if a tank replacement is required it may be in the best interest of all parties to go ahead with the upgrade.
Fred – Times are tough and there are a lot of uncertainties in our market and Local Rule is no exception. However, I personally feel that now that we know what we have to deal with we can start dealing with it and educating our buyers and sellers – since at this point we have 14 years to accomplish an upgrade – I doubt this will be a deal breaker except for the possible failing system – which would have been an issue even without local rule.
Thesa--Changes to septic systems and rules cause many a homeowner a sleepless night. But your advice is sound. If change is required, do it the smart way to save time and money in the future.