| What To Do After The Contract To Purchase Is | | | | [FEMA]. It's not unusual for part of a parcel to be in a |
| Accepted | | | | flood plain. The problem arises when any part of the |
| 1. Utility line right-of-ways | | | | structure of the home is within the designated flood |
| Contact the company that owns the pipeline or | | | | plain area. If the home is in the flood plain area, your |
| power line crossing the property and find out what | | | | lenders will require you to purchase flood insurance. |
| you can or cannot do on their easement. Some | | | | The maximum amount available for flood insurance is |
| companies, like Colonial pipeline, will fly these | | | | $285,000.00 and the premium for flood insurance can |
| right-of-ways almost daily by plane or helicopter. If | | | | be costly. Many lenders will not even make a loan on |
| you start disturbing the ground on this right-of-way | | | | a home where part of the structure is in the flood |
| without their knowledge they'll shut the job down. | | | | plain. |
| 2. Percolation test | | | | 6. Tributary setbacks |
| If you do not have access to a sewer line you will | | | | If there is a creek or stream on the property, even |
| probably have a septic tank. If you have a septic | | | | if it's not in a designated flood plain area, there could |
| tank you will perform, in conjunction with the county | | | | be restrictions on how close you can build to that |
| health department, what we call a percolation, or | | | | creek or stream. These restrictions are federally |
| "perk test". Most county health departments will allow | | | | mandated to minimize sediment runoff into a |
| you, the owner, to do this perk test. Because of my | | | | particular creek or stream. Check this out with you |
| busy schedule, I normally hire the surveyor to do it. | | | | city or county building department. |
| The health department will provide you with | | | | 7. Hydrology Study |
| instructions on how to do the perk test - it's simple. | | | | Some homes that I build are so expensive; I treat |
| If you fail this perk test, it could mean you cannot | | | | them like a commercial job and hire an engineer to |
| have a septic tank. Make sure you've completed the | | | | perform a "hydrology study." The hydrology study |
| perk test and the property is approved for a septic | | | | will indicate if there is going to be a water runoff |
| tank. If the property fails a perk test, many people | | | | problem, after the home is constructed. If there is a |
| think it is "unbuildable" for a home because they are | | | | problem, this engineer will design a solution to the |
| of the opinion you cannot have a septic tank - not | | | | problem. The type of engineer to do this is a "civil |
| so! There are other alternatives; for example, you | | | | engineer." If you ever have a problem with water |
| could use what is called an aerobic treatment unit. | | | | drainage and you need to correct it, contact a civil |
| This system is more expensive than the conventional | | | | engineer. You'll find them in the Yellow Pages under |
| septic tank but it would enable you to build on what | | | | Engineer - Civil. Some areas of the country may |
| some would consider an unbuildable lot. Be sure to | | | | require a hydrology study on every home. The |
| check with your health department because the | | | | Building Department of the city or county you will |
| aerobic system may or may not be approved for | | | | build in should be able to tell you. Don't let the fact |
| your area. | | | | that I recommend these engineers scare you. If |
| 3. Soil test | | | | anything, you should be afraid if no engineers are |
| In North Georgia we have "good ole" red clay. If you | | | | involved in the project. Don't spend a ton of money |
| have never been to Georgia, it is truly red and a real | | | | for these engineers and shop around, you will see |
| pain to get out of clothes and carpet. However, this | | | | quite a variation in price from one engineer to |
| red clay is very stable for a foundation. There are | | | | another. Don't be afraid to hire these engineers; I |
| many parts of the country and Georgia where the | | | | would rather you spend some money up front to |
| ground is very unstable for a foundation. In those | | | | find and solve a problem than spend much more |
| areas where the ground may not look "just right," | | | | money later on to solve a problem. |
| you may be required to do soil testing and/or | | | | 8. Hazardous waste and buried trash |
| engineering to properly install a foundation for a | | | | I'm beginning to see more and more builders required |
| home. If you fear any problems with the soil, I | | | | to furnish a certified document stating that there is |
| recommend you call a "soil engineer". A soil engineer | | | | no buried trash or hazardous waste on the property. |
| can test the soil and tell you whether or not it is | | | | There are engineering firms in any given area that |
| stable enough to support your home. If it's not | | | | can do this testing and supply these documents if |
| stable, the soil engineer can tell you what can be | | | | you need them. |
| done to make it stable. You may also need a | | | | 9. Rock test |
| "structural engineer" to design the foundation for any | | | | Even if you don't see any surface rock, if you have |
| unstable ground. You can find these engineers in the | | | | serious doubts about rock, you can hire firms to |
| Yellow Pages under Engineer - Geothermal and | | | | check for rock. Contact a soil engineer to find out |
| Engineer - Structural. The construction of a home is | | | | whom to use. They can bore or dig test holes in the |
| basically the same throughout the country. The | | | | ground to tell you how far below the surface the |
| foundation is what changes quite a bit from one | | | | rock exists. This way you'll know if you are going to |
| location to another because of the soil. If you install | | | | have a problems installing a driveway, basement, |
| the foundation correctly, the chances of anything | | | | swimming pool, sewer line or septic tank. |
| major happening to your home, from a structural | | | | 10. Survey |
| standpoint, are very slim. You do not want a | | | | After you have the property under contract to |
| foundation problem. So check your soil and seek | | | | purchase, I recommend that you go ahead and get a |
| professional advise if the ground doesn't test well or | | | | current (no more than 6 months old) survey by a |
| does not look "just" right. | | | | licensed land surveyor. The survey is going to clear |
| 4. Wetlands | | | | up a lot of potential problems. For example, the |
| Wetlands can be a real and serious problem. The | | | | survey will show any easements on the property |
| department that oversees and regulates wetlands is | | | | that you may not see with the eye. The survey will |
| the U.S. Army Corps of Engineers. The Army Corps | | | | also show any areas of the property that are in a |
| of Engineers have mapped many wetland areas and | | | | flood plain. I know people who believed their lot was |
| can give you the pamphlets to help you determine if | | | | 200 feet wide on the road and 2 acres in size. Their |
| your property contains any wetlands. What's | | | | daddy even told them it was 2 acres with 200 feet |
| confusing are those areas that look high and dry that | | | | on the road. They'd sell the property based on this |
| are designated wetlands. If you unknowingly build in | | | | info, only to have the new owner order a survey |
| these areas, they can shut down the construction of | | | | and find out the property is 1½ acres in size, not 2, |
| your home because it's illegal to disturb a wetland | | | | and there is only 150 feet on the road, not 200 feet. |
| environment. If you have any doubts, check with the | | | | The deal could fall through right there. If you've got |
| Army Corps of Engineers and find out if there could | | | | an old survey, you might be able to have the original |
| a problem. To learn more about the U.S. Army Corps | | | | surveyor update it for as little as $50.00. If there is a |
| of Engineers, visit their web site. | | | | subdivision plat recorded at the courthouse, find out |
| 5. Flood plain | | | | who did the original subdivision and they may be |
| A flood plain is another type of land area designated | | | | willing to survey the lot for a cheaper fee. |
| and regulated by the U.S. Army Corps of Engineers. | | | | Remember to shop around; you will see a large |
| The Corps of Engineers will designate an elevation | | | | variation in price from one surveyor to another. One |
| point called the "100-Year Flood Plain Mark." In theory, | | | | last item, ask the surveyor to provide a legend on |
| only once in 100 years would there be a floor where | | | | the survey for clarification. A person new to the |
| the water level would go above this elevation point. | | | | industry may not understand that "IPF" at a corner |
| Your surveyor can indicate this 100-Year mark on | | | | of the property stands for "Iron Pin Found." |
| your survey. Most cities and counties will not let you | | | | 11. Topography map |
| build in an area designated as a Flood Plain. In some | | | | The topography map or "topo" will show the contour |
| flood plain areas you may be allowed to add fill dirt to | | | | of the land. If your property is relatively flat, you |
| raise the elevation of the home above the flood | | | | may not need to spend money for a topo. The |
| mark. However, in many flood areas, you may not | | | | surveyor is who we hire to do the topo. Like the |
| be allowed to do this, because if there's not | | | | survey, to get the best price you will need to shop |
| adequate drainage, you would accentuate the | | | | around. |
| problem, if there were a flood. It's like placing a rock | | | | If you are designing a home for a given lot and/or |
| in a glass of water; you will raise the level of the | | | | working with steep or rolling terrain, a topography |
| water. I remember some property I placed under | | | | map will be very beneficial. The ideal topo is what we |
| contract for a subdivision and there was a small | | | | call a "2-foot topo" (as opposed to a 4-foot topo). |
| creek on the property. I didn't think there was any | | | | What this means is the distance between each line |
| problem. It turned out over half of the property was | | | | represents a 2-foot drop or rise in the terrain. In the |
| in a designated flood area. It was also the type of | | | | world of grading, a grade of 2% or less may have |
| flood area you could not fill in. The seller was | | | | problems with drainage and a grade of 15% or more |
| shocked; they said they had lived there for 30 years | | | | could cost you money for fill dirt, hauling away of |
| and had never seen the creek flood. If the owner | | | | any excess dirt, or building retaining walls. The topo |
| was correct, he could possibly do the necessary | | | | map can show you if you are going to need $10,000 |
| paperwork to have his property removed from the | | | | worth of fill dirt or a $20,000 retaining wall. These are |
| designated flood area. For me it didn't matter - it was | | | | problems you want to know before you purchase a |
| a dead deal. You can see these designated flood | | | | lot. If you're in a major metropolitan area, check with |
| areas by acquiring copies of flood insurance rate | | | | the county engineering or highway department. They |
| maps [FIRM]. The easiest way to get a copy of a | | | | may have in their files a topo for the property you |
| FIRM map, for your area, is to go to the web site | | | | are interested in purchasing. |
| for the Federal Emergency Management Agency | | | | |