Buying land is one of the most rewarding and complex investments you can make. Whether you're wanting a quiet place to go, planning to farm, manage timber, or create a recreational property, the success of your land purchase hinges on one key partner: your land [...]
When you're considering buying land, especially if you plan to build a home or install a septic system, you might come across the term "perc test." This term might sound a little technical if you're not familiar with it, but understanding what it is and why it matters can play a significant role in your decision-making process. In this blog, we’ll break down what perc testing is, how it works, and why it’s so important when buying land.
A perc test, short for percolation test, is a procedure used to assess the ability of the soil on a piece of land to absorb and filter water. This test is crucial for determining whether or not a septic system can be installed on the property. In the past, filling a hole with water and timing it was the preferred method for completing a perc test. Nowadays, most perc tests are completed by using the Unified Soil Classification Method. This method involves characterizing the soil profile based on soil type, color, and texture. In both the old and new method, determining the seasonal high water table is paramount for a successful test.
In areas that aren't connected to a municipal sewer system, properties rely on septic systems to handle waste. A septic system uses soil to naturally filter and treat wastewater, so the soil’s absorption rate is a key factor in whether the system will work properly.
Perc Testing: What It Looks For and Why Soil Types Matter
In our area of Alabama, most of the perc tests are conducted between 30-60 inches deep. This depth is essential because it helps to determine the seasonal high water table—the highest level to which groundwater rises during the year. If the water table is too high, it can prevent a septic system from properly draining and filtering wastewater, as the system would be flooded or ineffective.
While measuring the perc rate (the rate at which water is absorbed into the soil) is a significant part of the test, it's not the only factor that matters. Soil type plays a huge role as well. Sandy soils, for example, tend to drain much faster than clay-heavy soils, which can absorb water very slowly. Understanding the soil composition helps determine the exact type of septic system that can be installed—if any. A traditional septic system works best in soil that allows for adequate drainage, but if the soil is too slow to absorb the water, an engineered septic system may be required.
A traditional septic system relies on natural soil to filter wastewater. The system consists of a septic tank that holds the waste and a drain field (also called a leach field) where the water is slowly filtered through the soil. For this system to function properly, the soil must have a good percolation rate, meaning it can absorb water at a certain speed, typically between 16 and 60 minutes per inch. Characteristics of a conventional septic system could include a septic tank (1,000 gallon minimum), solid pipe, drain field product, up to 12 inches of cover materials, and an effluent pump. Conventional septic systems can cost between $5,000-$7,000 locally.
However, not all properties pass the perc test required for a traditional septic system. Some lands have heavy clay soils, high water tables, or rocky terrain that prevent proper drainage. Furthermore, a small or subdivided parcel, an ineligible structure type, or too much “design effluent flow” could prevent a traditional septic system from passing the regulations of conventional septic systems.
In these cases, an engineered septic system may still be an option. These systems are designed to handle poor soil conditions by using advanced technologies such as aerobic treatment units, raised drain fields, or sand filtration systems. Although engineered systems can be more costly to install and maintain, they allow you to develop land that otherwise wouldn’t meet the requirements for a traditional septic system. Only a licensed engineer in the state of Alabama can complete an engineered system. Design costs for an engineered system could cost between $1,500 to $3,500, or even higher. Local installation costs for engineered systems have been known to cost over $20,000!
When researching land for purchase, you may come across two types of soil tests: a preliminary perc test and a full perc test. While both serve to assess the soil’s suitability for a septic system, they differ in purpose and depth.
A preliminary perc test is usually a less formal, initial test conducted by a landowner or a professional to get a rough idea of the soil’s drainage capabilities. It involves digging a small hole and collecting data about the soil profile, but it doesn’t provide a permit to install a septic system. The field work should be completed to the current standards of the Alabama Department of Public Health, Onsite Sewage Treatment and Disposal rules in order to properly represent data likely to occur as a result of an official perc test. Generally, a preliminary perc test is accompanied by a certified letter (signed and sealed by a professional engineer, surveyor, soil scientist, or geologist). This letter can offer you the assurance that at the right time, your land will be suitable to obtain a permit. It should be noted that cutting or filling of the natural ground after the preliminary perc test is completed, will change the results. A conventional septic system cannot be placed within fill dirt brought in without the approval of a licensed engineer in the state of Alabama.
A full perc test, on the other hand, is a more detailed, regulated process typically required by local authorities or health departments before approval for septic system installation. It follows specific guidelines and is often necessary for obtaining building permits. While a preliminary test can give you a general idea of the land’s suitability, a full perc test provides the official results needed for compliance and decision-making, ensuring that the land meets all local standards for waste management. In order to obtain a full perc test, there are certain requirements that must be met prior to scheduling your perc test. The exact location, dimensions, and use of the structure must be determined before the field work. The area also must be cleared and free of debris. Furthermore, the location of the soil tests must be maintained from the time the test is completed all the way until the septic system is installed. Your drain field will run right through the perc testing holes. That means that if you move your structure after the test is completed, that the perc test will be null and void, and you will have to obtain a new one. Additionally, if the holes are covered, or lost, the test will be null and void, and you will have to obtain a new one. For these reasons, a preliminary perc test can be a good idea if you are in the early stages of development, but still want the assurance that a permit can be obtained. It is recommended that the property owner contact a professional before installing.
The information you gathered from a local expert highlights how the seasonal high water table and soil composition play a crucial role in determining whether a property is suitable for septic installation. Even if a property doesn't pass a traditional perc test, it doesn't necessarily mean the land is unusable. With the right engineered septic system, you might still be able to build on the property and meet environmental and health standards.
In summary, perc testing is essential when buying land for building purposes, particularly if you plan to install a septic system. Understanding the soil type and perc rate will help you determine if a traditional septic system is feasible or if you’ll need to look into engineered options. Whether you're working with a traditional system or exploring more advanced solutions, having a clear understanding of the land’s soil and drainage capabilities will ensure that your investment is sound and that your septic system will work properly for years to come.
Who Can Perform a Perc Test for Me?
In the state of Alabama, a licensed engineer, surveyor, soil professional, or geologists can perform a perc test. These individuals have obtained at least a BS degree in their respective area of expertise. Concerning engineers specifically, they have also passed two eight-hour exams and have been credited with a minimum of 4 years of engineering experience. When you order your perc test, the professional will complete the field work and application on your behalf. All you should have to do is sign the application, attach your deed showing ownership of the property, and turn that packet into your local health department. In southeast Alabama, health departments sometimes charge $50-$75 to issue you a permit. Generally, this is the property owner’s responsibility. Remember, keep your perc holes marked, and don’t let them get covered.
Perc testing is a simple but essential part of the land-buying process, especially for properties where you plan to build a home or other structures that require wastewater treatment. Whether you're building a family home, a vacation cabin, or a business, understanding the results of a perc test ensures that your septic system will function properly and meet local environmental standards.
So, before you buy land, make sure to factor in the cost and process of a perc test. It could save you money, time, and headaches in the long run, giving you peace of mind knowing that the land you’re purchasing is suitable for your intended use.
Disclaimer: The information in this blog is based on our area in southeast Alabama. Regulations, requirements, and methods may vary based on your location.
When it comes to owning or selling hunting land, one of the primary objectives for many landowners is maximizing its value. Whether you plan to sell in the future or simply improve the overall utility and enjoyment of the land, there are several strategies you can implement to enhance its worth. From habitat improvements to structural additions, there’s a wealth of opportunities to increase the value of your hunting property. Here’s a comprehensive guide on how to increase the value of your hunting land.
Prescribed burning, or controlled burning, is an inexpensive yet valuable tool for landowners looking to improve the quality of their hunting land. This practice involves setting a fire under controlled conditions to achieve specific ecological goals.
Benefits of Prescribed Burning:
Improved Habitat: Burning removes dead vegetation, opens up the forest floor, and promotes the growth of native grasses, shrubs, and forage that wildlife depend on.
Increased Wildlife Population: Fire stimulates the growth of desirable plants that attract deer, turkey, quail, and other wildlife. These burns can help diversify the types of vegetation that grow on your land, creating a healthier, more abundant ecosystem.
Enhanced Aesthetics: It can also help maintain the natural beauty of your land by reducing invasive species and promoting the growth of native grasses.
By incorporating prescribed burning into your land management plan, you can not only help the land regenerate but also attract more wildlife, making your hunting land more valuable. If you are not sure how to get started, reach out to your local forestry or wildlife commission for help.
Creating food plots is one of the most effective ways to increase wildlife activity on your property, and in turn, increase its value. These plots provide supplemental food sources for deer, turkey, and other game species, particularly during critical times like winter or early spring.
How to Create a Successful Food Plot:
Select the Right Location: Choose areas that are accessible and have plenty of sunlight and moisture without being too wet. Food plots should be strategically placed along wildlife travel routes to attract game without disturbing them.
Choose the Right Plants: Opt for crops that are appropriate for the region and the species you're aiming to attract. Common choices include clover, legumes, corn, and brassicas.
Regular Maintenance: Food plots need to be maintained to ensure they continue to attract wildlife. This includes planting, fertilizing, and regularly monitoring soil health.
Food plots not only improve the habitat for game species but also boost the overall value of your property by improving its reputation as a desirable hunting spot.
Structural improvements such as building barns, shooting houses, and a cabin can significantly increase the functionality and marketability of your hunting land. These additions enhance your ability to enjoy the land for extended periods and attract potential buyers if you're thinking of selling.
Types of Improvements:
Barns and Storage Buildings: A barn can provide valuable storage for equipment, vehicles, and hunting gear. It also serves as a central location for managing your land, making it easier to handle maintenance tasks.
Cabins: A cabin offers a comfortable place to stay during hunting trips. It enhances the overall appeal of the land by providing a home base that extends your time spent on the property.
Shooting Houses: Elevated shooting houses and blinds provide better visibility and safety while hunting. They increase the comfort and effectiveness of hunting trips, making them attractive to hunters with families.
Adding these structures not only makes the land more enjoyable to use but can also raise the overall value by making it more versatile and marketable to potential buyers.
Planting trees can have multiple benefits for your hunting land. Trees improve the aesthetic appeal, create cover for wildlife, and can even increase the timber value of your land.
Why Plant Trees?
Wildlife Habitat: Trees provide cover for game species and nesting areas for birds. They can also help improve the overall habitat diversity by offering shade, shelter, and food sources, such as acorns or fruit.
Timber Value: Depending on the type of trees you plant, they can grow into valuable timber over time. This provides an additional income stream, while simultaneously enhancing the beauty and ecological health of your land.
Erosion Control: Trees help prevent soil erosion by stabilizing the ground with their root systems. This is especially beneficial if your property is on a hillside or near a body of water.
By carefully selecting tree species that thrive in your area, you can ensure your land offers both long-term ecological benefits and potential financial rewards.
A well-maintained road system is essential for the ease of access to your hunting land, especially during hunting season when you may need to transport equipment or game. It also adds value by improving the overall functionality and accessibility of your property.
Why Invest in Roads?
Ease of Access: Well-established roads make it easier to get to hunting spots, food plots, or bodies of water. This reduces the wear and tear on the land and helps maintain the integrity of the terrain.
Improved Management: Roads make it easier to manage the land by allowing access to remote areas. This also makes it easier to implement other management strategies like prescribed burning or planting. “Daylighting” or widening existing roads and planting the edges increases ease of travel and creates travel routes for wildlife.
Increased Property Appeal: Potential buyers are way more likely to view a property favorably if it has good road access, especially if the land is in a more remote location.
Incorporating a well-thought-out road system on your land not only adds value but also ensures you can fully access the different parts of your property.
Building a pond can transform your hunting land into a more diverse ecosystem while providing benefits for both wildlife and landowners. A pond can attract a variety of species, offer recreational opportunities, and increase the overall aesthetics of your land.
Benefits of a Pond:
Wildlife Attraction: A pond attracts waterfowl, deer, and other wildlife who need water sources to drink and bathe. It also provides a reliable food source for aquatic species that can support other forms of wildlife.
Recreational Opportunities: If you're not just interested in hunting but also fishing or other outdoor activities, a pond provides those opportunities. It adds another layer of enjoyment to your property.
Increased Land Value: A well-placed and maintained pond is highly desirable and increases the overall value of your land by adding both aesthetic appeal and functionality.
When building a pond, make sure to consider factors like water flow, erosion control, and fish stocking. A pond should be managed properly to ensure it remains a healthy and attractive feature for both wildlife and landowners.
Final Thoughts
Increasing the value of your hunting land involves both enhancing its appeal to wildlife and improving its functionality for you as a landowner. By implementing strategies like prescribed burning, establishing food plots, adding structural improvements, planting trees, creating a road system, and building a pond, you can significantly enhance the overall value of your property. Whether you plan to hold onto the land for years to come or sell it in the future, these improvements will pay off in the long run, making your hunting land more enjoyable and valuable.
Buying rural land can be an exciting investment or a dream come true for those seeking recreation, privacy, or the opportunity to build something from the ground up. Whether you’re looking for a plot for farming, a vacation cabin, or just a peaceful retreat, rural land offers numerous possibilities. Purchasing land in the country does come with unique challenges, and it’s important to be aware of the common mistakes that many buyers make. In this blog, we’ll outline some of the most frequent pitfalls and how to avoid them, ensuring that your rural land purchase is a successful one.
One of the first and most crucial steps in buying rural land is understanding zoning laws and land use regulations. Zoning laws dictate how a piece of land can be used, whether for residential, commercial, agricultural, or recreational purposes. Rural properties may have restrictive zoning regulations that can prevent you from using the land the way you envision.
Before purchasing, always check with local authorities to ensure that the land is zoned for your intended use. For example, if you plan to build a house, ensure that the land is zoned for residential development. Similarly, if you want to start a farm, make sure there are no restrictions on agricultural activities.
In rural areas, utilities like water, electricity, and sewage systems are often not readily available. It’s essential to understand how these services will be provided, whether through existing infrastructure or through rural solutions such as wells and septic systems.
Investigating the availability and cost of utilities is critical, as connecting to public utilities can be expensive and logistically challenging. For example, if you need to install a well or build a septic system, the costs can quickly add up. Additionally, some rural properties might require significant infrastructure development before they’re suitable for habitation.
The topography and soil conditions of rural land are fundamental factors, especially if you plan to use the land for farming or building. A seemingly beautiful plot may have underlying issues such as poor soil quality, erosion, or drainage problems that could make it unsuitable for agricultural purposes or construction.
Before purchasing, consider hiring a professional to evaluate the soil quality and land topography. For example, if you're planning to farm, ensure the soil is fertile and well-drained. If you're building a home or cabin, make sure the land is stable and flat enough to accommodate construction. A perc test will ensure your property is suitable to install a septic system.
It might be tempting to skip a land survey, especially if the property is small or the seller is trustworthy. However, skipping this critical step can lead to disputes over property boundaries and potential legal issues down the line. Without a professional land survey, you may find that the land you thought you were buying is not exactly as described.
A surveyor will confirm the boundaries of the land and identify any encroachments (such as neighboring properties using your land for access) or easements (legal rights to use part of your property for specific purposes). This can save you from future headaches and potential legal disputes.
Easements are legal rights that allow others to use part of your land for specific purposes, such as installing power lines or accessing neighboring properties. While easements are often harmless, they can restrict how you use your land. Additionally, encroachments—such as fences, structures, or roads that cross into your property—can create complications down the line.
Always ask the seller for a history of any easements or encroachments and have them reviewed by a lawyer or surveyor. Knowing what rights others have over your land can prevent surprises and allow you to plan accordingly.
Rural properties often have limited or no access to public roads. Before purchasing land, make sure that there is legal, permanent access to the property. This might be via a public road, a private access road, or an easement. If the property has no legal access, it could be nearly impossible to reach and use the land.
In some cases, you may have to negotiate an easement with neighboring landowners to gain access. However, without clear access rights, the land may be essentially landlocked, making it difficult to develop or use.
Raw rural land can be much cheaper than developed properties, but this can be misleading. Developing the land to make it livable or usable often comes with significant costs. For instance, clearing trees, leveling the land, installing a septic system, and bringing in utilities can quickly add up.
It’s important to budget for these development costs in addition to the purchase price of the land. Additionally, factor in the long-term costs, such as maintenance and property taxes, to avoid financial surprises.
It’s easy to get excited about the idea of owning a piece of rural land, but it’s important not to overextend yourself financially. Factor in all costs associated with the land purchase, including taxes, insurance, and development costs. Additionally, make sure that you can afford the ongoing maintenance and upkeep of the land, especially if you live far away from the property.
Be realistic about your budget and what you can afford, including both the initial investment and any ongoing expenses.
Before purchasing any land, it’s essential for an attorney or title company to conduct a title search. This search ensures that the property has a clear title, meaning there are no legal claims, unpaid taxes, or disputes over ownership. Without a proper title search, you might find yourself involved in a lengthy legal battle to prove ownership.
A title search can also help identify if there are any liens or unresolved legal issues tied to the property. It’s a crucial step in protecting yourself from future complications.
There is no substitute for experience when it comes to buying land. It is crucial to work with a professional that understands the local market dynamics and knows what to look for when purchasing a rural property. The pros at South Place Properties work hard to make sure you are informed about your property and understand the steps needed to ensure you are able to enjoy and get the most out of your land.
Purchasing rural land can be a rewarding experience, but it comes with its own set of challenges. By avoiding these common mistakes, you can protect yourself from costly errors and make a smart, informed investment. Always conduct thorough research, understand your intended use for the land, and be prepared for the realities of rural property ownership. With proper due diligence, you can turn your dream of owning rural land into a reality.
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