Private Well/Septic

[rs1784]

Hi,

I'm reviewing an appraisal for FHA manufactured home. Appraisal shows property has private well and septic. The appraiser stated the well and septic meet local codes so they are making an extraordinary assumption that the well and septic meet FHA distance requirements. I've never seen "extraordinary assumption" used for well/septic even though I know it may be common. Usually they state it does meet distance requirements OR they are not able to determine (which I then would request third party to provide distance requirements). I would think I'd still need a third party then to measure distance requirements since appraiser isn't 100% certain in this case as well. Would anyone agree?

 

[Dale Floyd]

For FHA and USDA, the distances required for the utilities, cannot be assumed. There are specific requirements for distances in 4000.1. Never heard of that assumption in our region.

If the appraiser does not know, and cannot measure because they aren't sure of the locations, they can make the report subject to a survey with spotted utilities or a copy of the original septic permit showing distances. Your state also has requirements for measured distances as well.

 

[Timothy Hogan]

Appraiser responsibility



4000.1.II.D.3.p.iii Individual Water Supply Systems

(1) Conditions for Individual Water Supplies

The Appraiser must also be familiar with the minimum distance requirements between private wells and sources of pollution and, if discernible, comment on them. The Appraiser is not required to sketch or note distances between the well, property lines, septic tanks, drain fields, or building Structures but may provide estimated distances where they are comfortable doing so. When available, the Appraiser should obtain from the homeowner or Mortgagee a copy of a survey or other documents attesting to the separation distances between the well and septic system or other sources of pollution.



Mortgagee responsibility



4000.1.II.A.3.a.ii.(O) Water Supply Systems

(2) Individual Water Supply Systems (Wells)

When an Individual Water Supply System is present, the Mortgagee must ensure that the water quality meets the requirements of the health authority with jurisdiction.

If there are no local (or state) water quality standards, then water quality must meet the standards set by the EPA, as presented in the National Primary Drinking Water regulations in 40 CFR §§ 141 and 142.

Soil poisoning is an unacceptable method for treating termites unless the Mortgagee obtains satisfactory assurance that the treatment will not endanger the quality of the water supply.

Requirements for the location of wells for FHA-insured Properties are located in 24 CFR § 200.926d (f) (3).

The following tables provide the minimum distance required between wells and sources of pollution for Existing Construction:

Individual Water Supply System for Minimum Property Requirements for Existing Construction*

1 Property line/10 feet

2 Septic tank/50 feet

3 Drain field/100 feet

4 Septic tank drain field reduced to 75 feet if allowed by local authority

5 If the subject Property line is adjacent to residential Property then local well distance requirements prevail. If the subject Property is adjacent to non-residential Property or roadway, there needs to be a separation distance of at least 10 feet from the property line.

* distance requirements of local authority prevail if greater than stated above

 

[Stantheman]

For FHA and USDA, the distances required for the utilities, cannot be assumed. There are specific requirements for distances in 4000.1. Never heard of that assumption in our region.

If the appraiser does not know, and cannot measure because they aren't sure of the locations, they can make the report subject to a survey with spotted utilities or a copy of the original septic permit showing distances. Your state also has requirements for measured distances as well.

I try to get the layout of the Well/Septic drawing from the county before inspecting the property. Even if you see the septic cleanout, you won't know which way the weeping bed lays. I have a range finder to measure distance and include county layout in report.

 

[Timothy Hogan]

I try to get the layout of the Well/Septic drawing from the county before inspecting the property. Even if you see the septic cleanout, you won't know which way the weeping bed lays. I have a range finder to measure distance and include county layout in report.

I would state what steps you have taken, and state that you not able to give an exact distance since you are not a surveyor.

 

[Stantheman]

I would state what steps you have taken, and state that you not able to give an exact distance since you are not a surveyor.

We do, recently during my investigation I was appraising a 5-bedroom home that was added onto, the Septic System was for a 2-bedroom home. It's amazing what you find that others miss.

 

[RSW]

We do, recently during my investigation I was appraising a 5-bedroom home that was added onto, the Septic System was for a 2-bedroom home. It's amazing what you find that others miss.

That's why I typically pull the septic tank approval for some of the counties I cover.

 

[sputnam]

The well isn't usually hard to spot but, did you ever try to locate the septic system for a 40 year old dwelling? Those things are underground, you know.

 

[Mark K]

What happens if your subject's well is only 20' or so from the septic on the neighbor's property? There are quite a few instances in this area where this is the case. A few older neighborhoods, small starter houses, 1/4 acre lots, all well/septic.

My guess is they don't care about that; they're only concerned about drinking septic water from your own system.

 

[Stantheman]

The well isn't usually hard to spot but, did you ever try to locate the septic system for a 40 year old dwelling? Those things are underground, you know.

It's where the vegetation grows very well LOL.