1. Wells and Septics- If you are an urban dweller you turn the water on and off, flush and forget. Right? In the country every flush can be critical. Septics require maintenance and you should know how the former owner treated it. Have your inspector note the size and location on the property and look for any signs of seepage and/or overflow. Older properties have smaller tanks (600 gallons or less). If you are a family of four, 1200-1500 gallons is better. Will you have to upgrade?
2. Wells- Have your inspector find out depth, location of well on the property and water rights. Also when the last pump was replaced and who did the repair. Is there a warranty?
It is also a good idea to have the county health dept to test for Coloform and bacteria. Nearby cattle waste can leach into wells and leave bacteria. (Testing for heavy metals can also be done if you are concerned but will cost per item inquiry)
3. Property lines- Ask realtor if they have visited or walked the property. Many realtors are just looking at what you can see in the MLS. Property lines should be clearly marked and understood between neighbors. If in doubt you can have a surveyor do a pre-lim survey or "survey light" usually this is reasonably and if in any doubt now is the time to be sure.
4. Right-Of-Way and Easements- Check carefully on county roadway right-of-ways. Sometimes county roads have right-of-ways that might encroach on your property should they decide to widen the road. Better to know because you can't do a thing. See if there are any pre-existing plans from your county road and bridge dept. that could inhibit or become troublesome to your building plans.
5. Timber and Mineral Rights- Occasionally deed conveyances do not include mineral rights all the way down to China. If you have oil, gas or gold, a mining company could cross-drill right under your property and take what should be yours to lease. Check with your local Dept of Forestry to learn if there are any current disease or beetle infestations. Also if there are any restrictions on timber harvest and sale. Good to know if you should choose to sell some timber in the future.
6. Insulation and Heating- Older country frame homes were often built with 2x4 studs, single pane windows and doors and while many have been upgraded with newer insulation materials and energy efficient double-pane windows, some have not. The difference could easily double your heating and cooling bills. While most standard inspections include a look in the attic for truss condition and roof leaks. You want your inspector to also take a look at what kind of existing insulation material both the attic and floor or crawl space might have. Upgrades are done everyday, but you need to consider the cost in your buying decision.
7. Year Round Weather- A gorgeous country home or property visited in the summer can look very different in the depth of a majestic white winter. Take note of what you will be up against for access on and off your property. Note driveway length and composition. Does the local dept of roads and highways plow and grade? Find out which agency and how often they plow and maintain the roads. Long bumpy dirt or gravel roads that have no or little county or municipal maintenance can beat your car to death and frazzle your patience. Better to know. Things like frequency of seasonal storms, tornados or flooding can impact your dream to own a country property.
8. Nearest Local Government Services- In case of fire, EMT, police, road and bridge maintenance who serves your area.
9. Schools and Community- It is easy to access your state and local school district information. If you have school age children you might want to know how schools stack up. Find out where the school buses stop. Visit the schools, meet the principal and teachers, they love it. Look at local org websites, chamber of commerce, city, local newspaper calendar section, library, PTO and downtown restoration groups. You can get a pretty good picture of things from these. Also check out all phases of transportation within the community and to the next. Also learn the distance to the nearest airport. Is there ground transportation and which airlines serve the airport.
10. Flood Zones- Your inspector should be able to provide flood zone maps for 50-75-100 year flood zones if you are in proximity of waterways or lowlands.
11. Property Taxes- Note any special bonds, levies, impact fees which are continually on the increase year after year. It is something you should be informed about when considering costs.
12. Construction- Firstly, is everything up to code? Your inspector will know local codes and can give you a pretty good picture. Remember, sellers are required to disclose such things but sometimes they just don't know. On older homes many times the owners have affixed and invented "work-a-rounds" on electrical, plumbing, drains, patching and heating. You may be willing to buy with existing below code conditions, but what if you decide to sell. The next guy may not be so willing. Request the seller give you a list & diagrams of such things in your contract or else you can spend a lot of time and money trying to find and fix. Look for any signs of cracks on interior/exterior walls. While some settling is natural on older homes, these could indicate settling and movement.
(Pest inspections are usually done by a licensed pest control Operator and many will conduct an inspection at no cost in hopes of winning your business should you buy. They will know the area and what to look for.)
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