I am concidering buying this house (Catskils, NY) but it only has 1 1/2 baths for 8 bedrooms. I will be installing at least 2 additional full baths. House currently has a cesspool tank (?) no leach field. I am guessing that I will need to have a septic system and leach field engineered including percolation tests. I am anxious to get alternatives immediatly (to come up with a budget/ purchase price) in case the property cannot accomodate the number of bathrooms or in case the house is used as a bed & Breakfast. Is there such a thing as a septic tank w/out a leach field which would then need to be emptied regularly?
I saw a segment on a Sat am TV show (BV maybe, yeach) that showed a giant yellow tank with two perforated verticle telescoping tank/ stations about 10 yards away. Seemed to be a DIY type of installation provided you know how to use a backhoe. Anyone familiar with this system?
One of the reasons I think I may have trouble is that the village uses well water and there is a small river very close to the property and the property is not that big. Are there standard clearances between well water and leach fields?
Oh yeah, I almost forgot. What about the old tank/ cesspool? Will I need to remove it and does anything special need to be done if it is removed?
Thanks,
F
Replies
....is used as a bed & Breakfast.......
commercial usage?? !!!!! Present dwelling likely under 'grandfather' clause so any changes probably will get you hit by local health authorities bigtime.
Here in Pac NW what you want is likely 'unobtainium' for commercial use due to regulations, well and stream, etc. A local 800 student high school has it's sewage trucked away to a sewer interceptor at about a $180 per 3000 gallons, local health authorities would not allow any type of septic system.
Your best bet , depending on local regulations, may be a mound system (about $15K ), but there are so many local variables, including regulations, that you need to do a lot more local research or (DIY groan) hire a pro. (may be the first time I ever said 'hire a pro'???)
edit PS ;; Oh yeah, standard clearances are 100 feet, or more! Regs here say you need 5 acres min for septic and well on same parcel, likely different where you are.
Edited 10/13/2003 9:02:12 AM ET by JUNKHOUND
your best bet would be to call the local ispector before you buy
ditto
Frankie:
I live in SE NC about 10 miles from the ocean and 1000yrd from the river. My property is approx 1/2 arce with a septic/leech system.
about a year ago my son got head lice from school and we had to wash everthing and do about 2 loads a day, that put our system over the top (100% saturation), we had to call the local health department and they sent out an inspector and said our system was gone. I now have to install a 1000gal tank w/pump to an 56ft X 81ft X 2ft drain pad(27 dumptruck loads) with 4- 55ft drainlines, costing approx 10K. I would check with the local inspector before you buy. If you try to fix it wrongly and get cought it will cost you a fortune.
I was talking the head of the local homeowners association where I have a cottage. He was telling me of an in ground treatment system that was about $10-$15k. He was recommending it to land owners that had lots that wouldn't perk or were to close to wells. I'm sorry I don't know where to get more info, try the internet for waste treatment.
I'm in the real estate biz in Colorado. I'll tell you: all the answers you need are localized!!!!
All of the things you ask about are possible, but not necessarily locally acceptable.
In Colorado you'd need to talk to the local health department RE: septic, the State RE: well usage, and the County RE: switching usage from residential to commercial (which would also impact the well usage).
In general this is referred to as due diligence. That is: it's diligence due from YOU as the buyer.
Get busy!
And good luck....
Any jackass can kick down a barn, but it takes a carpenter to build one.
As has been said, ( I Love a good pun) what works in one locale won't pass muster someplace else due to codes.
But I think this is the system you were thinking of
http://www.eliminite.com/index.htm
I couldn't find it but there is also a feild mat called Elgin or Eljin that takes up much less space than infiltrators.
Another solution is called Geoflow.
Just for sake of comparison re grandfathering and codes - Our system designs are based on number of bedrooms, given the presumption that waste water is produced by people and the number of bedrooms is indicative of the number of people who might co-habit within a structure. There are other ordinances dealing with B&B or change of use but the septic requirements would remain the same. In most places, a B&B is considered a customary home occupation and rules are less restrictive than for a commercial Inn. The number of rooms for let are limited by the rules, and the owner of the house must reside within the same dwelling. The relaxed rules are because of this owner occupied situation. You are simply being hospitable enough to let people into your own home.
Other things that they might look at would be availabe parking, feelings of the neighbors, whether your jockeys are clean...
One couple here started a B&B in their home and then made plans to spend a year traveling in Central America while leaving the place in the hands of a hired manager. This cost them the B&B license because it was then an Inn instead of a B&B by the legal definition.
So study everything that might apply. You might be able to buy some time from a consultant by asking around. In this town, you would end up being directed to me. I have a builders practical viewpoint and ten years of experience on the local board that deals with these things. Local codes and ordinaces can be as tricky to negotiate as some theological convolutions. 2+2 is not always four.
Excellence is its own reward!