Most country homes rely on septic systems to store and handle human waste. They are not hooked up to a ciy's municipal sewer system. Many people don't realize this when buying a country home or ranch, as septic systems are located underground. Here are two stories about the importance of requesting a septic insection during escrow.
Story 1
I have a dear friend who recently sold his country home. (I was not part of the transaction). After escrow closed my friend told me he was being sued by the buyer of his home for failing to disclose that the property had a septic system and for the installation of a new system. Niether his agent nor the buyer's agent ordered a septic inspection during escrow. The buyer also did not ask for a septic inspection on their purchase offer contract, and removed all contingenices without seeing a report. Understandably, both seller and buyer relied on their agents to help complete the disclosure paperwork and order all necessary inpsections.
My friend claimed that during escrow he pointed out where the septic system was located to the buyer. He also informed the buyer that he would periodically drop some cleaning agents down the toilet to improve the system. But septic systems are one of those things that are "out of sight, out of mind." You really don't know what's going on down there unless you have a professional pump the system and open the lids to view inside.
It was not until the escrow officer asked for the septic report the day before escrow was to close that both buyer and seller agents realized their mistake. A rush was put on an inspection for the same day. While the toilets worked fine, the septic system had been compromised by several large trees and their roots. The septic professional said the system would have to be replaced and also put in a different and more expensive location where the trees would not interfere.
Normally, a seller is asked to ensure the septic system is in good working order. Along with any termite work, the septic system is a big ticket item that can cost a seller dearly if the system has not been property maintained. Unfortunately, my friend had already negotiated the sale of his home at a certain price. Had he known that a new septic inspection could cost him thousands of dollars, he may have negotiated the sale of his home differently.
It is not clear how this case will be resolved. What is clear is that both buyer and seller agents made serious mistakes.
Story 2
This is a story of a purchase where I represented the buyer. My client was a city dweller who was excited about buying his first country home. The home was built in the 1950's and had approximately eight acres of avocados. Only two families had owned this property since it was built.
The owner kept the home and grounds in immaculate condition. She claimed that the septic sytem was in fine working order and she had not had any backup problems. She did not see the need for a septic inspection, mostly because she was worried about her grass being dug up.
I took the homeowner as an honest person but still requested the inspection for my client. The septic professional found the system was completely backed up. It also turned out to be an out-of-date leach pit lined with brick and mortar. The system had to be collapsed and filled with sand. A new system was installed at a cost of over $12,000. Had we not requested the septic inspection, there is a good chance escrow would have closed and my client would have been stuck with an out-of-date system in need of immediate replacement.
Final Note
If you are looking at purchasing a home in the country be sure to read all reports clearly to see if the property has a private septic system or is hooked to the municipal sewer system. The septic inspection is one of the more important inspections you should always request.
Saturday, August 7, 2010
Wednesday, May 5, 2010
A River Runs Through it in Fillmore
A River Runs Through It - Own a piece of early California with modern amenities on the banks of the scenic Sespe River. This classic Santa Barbara mission-style home sits on 14+ acres, offering ultimate privacy but close to town. The single story hacienda has 4br, 3bths, and separate formal living, dining and family rooms. Large Spanish tiles, wood beam ceilings and handpainted sinks show the builder's pride. A detached office is a short walk across the courtyard adjacent to the 2-car garage and carport. Entertain family and friends in the backyard with pool, tennis court with night lights, and Santa Maria open pit BBQ. This ranch retreat is surrounded by majestic mountains on three sides. Ride your horse for miles back into the Sespe Wilderness. Approximately 50 avocado and 30 citrus trees line the long driveway. An electric security gate provides added security. The property is offered individually or with the adjacent 41 acres, offered separately at $995,000.
Tuesday, February 2, 2010
11.66 Acre Rancho Margarita with Panoramic Ocean Views!. This 4 bedroom 3 bathroom Single Family located at 233 E La Loma Ave, Ventura County, Somis, California is presented by Paul Ward of REMAX Gold Coast Realtors.
Rancho Margarita - A rare find in Somis! This 4BR/3BTH home sits on 11.66 acres with spectacular ocean and valley views from nearly every room. Open floorplan with common areas upstairs and three of four bedrooms downstairs. Numerous balconies, large windows and sliding doors bring the outside in. Large master suite with private patio and ocean/island views from the bathtub. Pool, spa and BBQ area are set to the ultimate backdrop. Four car extra-deep garage with additional work area. Large downstairs laundry room could be second kitchen to create potential inlaw unit. The hilltop home is surrounded by stately pine and sycamore trees, providing ultimate privacy from the few neighbors. A paved private road winds through the orchard, giving direct access to La Loma Ave; stop at the 2-stall barn with separate tack room and outside pen area - ideal for your farm animals. Nine shares of Del Norte ag water and private reservoir irrigate approx 800 avocado trees. SOLD at $1,400,000.
Friday, March 27, 2009
FOR SALE: 45 Acre Bell Hills Ranch, Camarillo CA
Bell Hills Ranch, Camarillo CA - a Premier Ventura County property providing privacy and unsurpassed beauty to the discerning buyer. A truly spectacular 45 acre ranch located in the Las Posas foothills between Camarillo and Somis. The property is nestled among large ranch estates and open spaces, overlooking the fertile fields of Somis, City of Camarillo, Pacific Ocean and Santa Monica Mountains. A level half acre home site offers incredible 180-degree views. The ranch includes 20 acres of professionally managed mature avocado trees with an additional 5+/- acres plantable. A picturesque reservoir, surrounded by stately pepper and palm trees, is stocked with fish. Water rights to high production well pumps approx 600gpm. The property also includes approx 15+ acres of natural habitat with private hiking trails overlooking the Pacific Ocean and orchards. Just minutes to shopping, schools, restaurants and Highways 101 & 118. Ranch is accessed by a paved private road. Offered at $1,550,000
Saturday, February 21, 2009
Somis February Sales Report
As of Feb 21 only one property sold in Somis in 2009; a 21 acre lemon and equestrian ranch on Sand Canyon Rd. The sales price was $1,250,000. http://www.4800sandcanyonroad.com/There have been approx eight real estate transactions in Somis during the past six months. Today, there are 34 homes/ranches and 17 vacant parcels the market.
Sold property prices ranged from $325,000 for a 1,600 sq ft home downtown on North St to $1,350,000 for a 4000 sq ft home on La Cumbre Rd.
Four properties sold between $755,000 and $960,000.
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