Don’t Know Well Distance From Property Line

[Flakey]

No readily observable septic or well defects were noted at the time of inspection. However, I am not qualified to determine well, septic and property line distances. No copy of surveys or other inspections were available.


There is no standardized well/septic report and its contents would typically be determined by what is requested. If the client determines that there is a need to confirm distances between well and septic systems, or lot lines, then the client should specifically request that a qualified third party measure such distances

 

[Mr Rex]

I know where the property lines are approximately on the 3 lots I own and 1 other 35 acre tract that I have interest in. Without finding the corner pins with a metal detector and using a transit or pulling a string line from pin to pin would I never intimate that something is further than 10 feet from that line if it was anywhere close. To do so would be asking to be shown wrong and what good could come of it if I am wrong?

 

[Mark K]

You have no idea where the property line is?

Having an idea of the location and making a definitive statement like the one requested by the lender are two different things.

A survey would show for certain; an 'idea' could easily be off by several feet.

I would use some of the verbiage presented in the replies, i.e., disclaimers, but would not make an affirmative statement if uncertain.

 

[EddieB]

This is not the only example of FHA protocol requesting the appraiser to assert more than we should.

 

[Mr Rex]

This is not the only example of FHA protocol requesting the appraiser to assert more than we should.

How so?

FHA--FAQs 1/24/2013, p. 6

Utilities – Well and Septic

001 Is the appraiser still required to report well, septic and property line distances on an addendum to the URAR or is this only required when problems are noted? How is the lender to determine if these distance requirements are met if the appraiser is not required to identify?

The appraiser is not required to sketch the distances between the well and septic, however, he or she should be mindful of FHA's minimum distance requirements between private wells and sources of pollution (septic systems) in the performance of FHA appraisals; and, if discernible, comment on them. Prudent appraisal practice would have the appraiser requesting a copy of a survey from the homeowner, if available. If the appraisal notes a distance issue, it could be potential for contamination. If the appraisal notes any adverse site conditions, that may warrant further inspections or due diligence. In either case, it is the lender's decision as to whether a qualified third party should map the distances and/or require testing for compliance with local or state requirements, or, in their absence, FHA requirements. Appraisers are expected to have geographic competency, which would include familiarity with local or customary inspection requirements. Local or customary requirements should be noted within the appropriate area of the appraisal report. However, the decision to require a test, certification or inspection, other than what is automatically required as noted in ML 2005-48, is made by the lender and FHA requires the lender to be familiar with the market areas in which they lend.

 

[Evincere]

Has never failed me when hit with a request to "verify" well and septic tank distances. And 9 out of 10 times the lender has a survey which they rarely provide. And even then, sometimes, well/septic is not shown on a survey. Why we would be asked to verify such data without benefit of a survey is beyond reasonable. .

"It would be inaccurate and misleading for Appraiser to comment on what distances (size/condition/adequacy) well/ septic
tank appear to be based merely on surface observations. A current, updated survey was not provided. A survey indicating
location of well/septic tank was not provided. The Appraiser is not a qualified surveyor.

However, deficiencies or indications of surrounding area of Subjects on site septic tank and well system failure was not observed as of the date of
appraisal. XXXXXX is predominantly a well/septic tank community. . If a lender determines that there is a need to confirm distances
between well and septic systems, or lot lines, then the lender should specifically request that a qualified third party
measure such distances as outlined in HUD Handbook 4000.1."

 

[Terrel L. Shields]

Its a lender's responsibility not the appraisers

True

if it was anywhere close

It usually isn't that close, is it? I mean in 26+ years I don't recall having a single issue of "close" on a well. I have had septic systems that were on adjacent property, or clearly too close...but don't recall any too close to call one way or the other.

Why we would be asked to verify such data without benefit of a survey is beyond reasonable

Because the lender is in Bangladesh and can't check for himself? Yeah, not our problem....but we are in the service business, I trust my tape measure and know enough weasel words to CYA...like " Wellhead appears to be more than 10' from the apparent property line, and if the client needs a more precise measure, then...

the lender should specifically request that a qualified third party
measure such distances as outlined in HUD Handbook 4000.1."

Curious, do you think the health department is going to hire a surveyor to check and see if its too close ? No, they're going to pull a tape...

 

[Deleted member 128537]

In most cases its very obvious. In some cases on small acreages it is difficult to determine. I’ve always wondered about this requirement. In my county it isn’t a county requirement to be 10’ from the lot line. That’s only for structures. Also in my county it isn’t necessary to be 100’ from the well to the drainfield. It seem gov regulations are more strict just because they can be. Call for a survey if it is really close. Don’t take on responsibility.

 

[Mr Rex]

True
It usually isn't that close, is it? I mean in 26+ years I don't recall having a single issue of "close" on a well. I have had septic systems that were on adjacent property, or clearly too close...but don't recall any too close to call one way or the other.
Because the lender is in Bangladesh and can't check for himself? Yeah, not our problem....but we are in the service business, I trust my tape measure and know enough weasel words to CYA...like " Wellhead appears to be more than 10' from the apparent property line, and if the client needs a more precise measure, then...


Curious, do you think the health department is going to hire a surveyor to check and see if its too close ? No, they're going to pull a tape...

I have seen "close" too many times to count. A perfectly square lot requires ~0.67 acres to reach the required separation requirements and does not provide for the "repair field" requirements that are now required in new construction. So alot of times the well is placed close to the property line to maximize the distance from the septic etc. Not to mention those occasion lots of 1/2 acre or less with well and septic. Rut roh!

 

[Flakey]

I've seen shared wells right at the property line