Eureka

redron · #1 05/25/05, 09:14 AM

The homestead I was very interested in in Utah, is back on the market. I haven't been able to talk to the realtor that has it listed to find out why it is back on the market.
It is definitely a fixer upper. The house was built in 1932. It hasn't been lived in for over 4 years. The outbuildings are about that age too. I wasn't able to check the place out too well when I checked it out before because it was raining. I plan on checking it out again. What should I be looking for? It does have a well and septic tank. Not familiar with either what should I be asking? Also should I check the electrical system in the house?
I can't get tooo picky though!! They are only asking 34,900. It includes 4.1 to 9 acres. This is something I have to check out. They told me 9 acres last time, but this time it is listed for 4.1. The tax info on it shows 9.
I want this place because I can afford it, but want to be realistic too. We have a house in the city about 1 hour from here that we are not selling. So this will be a second home, but I would like it to be liveable. I will be spending time out there during growing season.
My husband is not interested in homesteading. It is me. So I have to do alot of it on my own. That is why I will need some help in knowing what to look for in a homestead.
Thanks for any help that you can be.

Veronica

P.S. I once asked on this site if anyone knew anything about Park Valley, Utah. Well I finally went out there. I am not surprised that no one has heard of it. LOL LOL It is right past nowhere. LOL LOL :haha:

Alice In TX/MO · #2 05/26/05, 10:40 AM

I think you really need to LOOK at this property before you put money down on it.

Make a list of what would have to be done to get it livable and what each item will cost you.

This may be a money pit.

mtman · #3 05/26/05, 10:44 AM

its cheaper then you think to do a whole house over

Siryet · #4 05/26/05, 11:15 AM

look out for hidden termite damage, as already said well is important, septic also.

do not take anything the realtor says as the truth. a lot of times they really don't know all about the property condition.

Have the well water tested before you commit or at least spell out on the sales agreement that the well and septic must be good and a termite inspection is necessary.

redron · #5 05/26/05, 03:31 PM

Thanks for the info. I don't know that they will do a termite inspection, because they consider the house a tear down. I will ask about the well and septic system though.
I am not buying this house without going through it, but I think that the land alone is worth what they are asking for it. I was just hoping that I could get the house in a liveable condition until I can afford to tear down and rebuild.
Also I want to know how big the property is really--it is listed as 4.1, but the tax info says that it is closer to 10. I have seen it, it is closer to 10. Don't know why they list it as 4.1.
again thanks for all of the info.

VALENT · #6 05/26/05, 04:01 PM

Follow your heart if you can afford it. If the market in your area says that the acreage is worth the asking price, then I would go for it. I'm sure the house will be liveable-the question is how nice can you make it for a reasonable expense?? I would definitely stay on the realtor about this. He may already have a purchaser in mind and the gimmick of 4.1 acres is to keep other prospects away.

Jessikate · #7 05/26/05, 04:59 PM

Investigate the well and septic making sure that the well has a permit (Utah Division of Water Resources, I think)and is in operating condition and that the septic is legal and in operating condition.

If the well is unpermitted, you can run into troubles, having to permit it, track down drilling records and pump instalation records and provide the state with this information, as well as paying for a permit so you can legaly operate it. Things on the southwest of the Contenetal Divide are getting pretty tight when it comes to water and water use. If the well is permitted, see when the permit date was (priority date) as I beleive Utah is a "first in time, first in right' state. This will let you know if you can expect senior water rights to call or not. When a senior water right is not getting enough water, they have an option to "call". A call requires junior water rights to cease and decist their usage of water untill the senior water right has been fulfilled, and often can be a really messed up deal for people who know nothing about it and have no way of protecting aginst it in place.

"Culligan Water" does free testing on well water that can help you see how good your water is, or just talk to the neighbors. When you are touring the home, run the water in all the sinks, tubs, showers and toilets. See if it comes out an off color - green = copper and several other metals, red or orange indicate Iron. Take a look at the sinks, tubs and toilets too, see if there is staining due to metals or other inpurities in the water. Water that is loaded with impurities can be dangerous for ingestion, but may be corrected with reverse osmosis or filter systems.

Find the location of the well and make sure it is at leat 200 feet away from your septic. It should be obvius why, yech!

As far as your septic, ask about when the last time it was pumped, when it was installed, and what kind of upkeep and maintenence have been preformend to keep it in good condition. See if you find an odor coming out of the drains in the sinks before you run any water, this could be an indicator of something very bad in the septic.

I really know nothing about electrical, other than you should be very carefull with the older wiring (circa 1920's) as it is copper wire covered in rubber and fabric, and will have detiorated dramaticly over the last 80 or 90 years! Wiring is something that is a priority as you dont want your investment to burn down!!

Check the roof. Go into the attic and see if there are any major stains from heavy rains, or repeated stains from a problem leak. A weak roof can be a bad, bad thing - eeek squish!

Check the foundation. Cracks are normal, but deteriorating concrete and foundation materials are really a cause for concern. A weak and deteriorated foundation can colapse and in turn, colapse a whole side of your house or worse!

Lastly, check for bug and rodent infestations. Termites leave "sawdust" behind and are a very bad thing. Fire ants, poisionus spiders and scorpions (this is Utah - it is the desert!) are also not good things to have too many of.

OK hope this helps - forgive the spelling, I'm in a hurry, we are sandbaging the river today!

Jessikate · #8 05/26/05, 05:42 PM

I found a list of Q's to ask before you buy in some of my paperwork! Here they are:

What are the permitted uses of the well?

How is the well constructed, and do you have a copy of the well drillers log and pump report?

May I have a copy of the well and septic permits?

Is this property in a subdivision and if so, may I see a copy of the plat

What is the average well yield and has the well ever gone dry?

Have there ever been any water water quality or quantity issues in the past?

Do you experience colored water during spring run off?

Has the well ever been chlorinated, and if so, why and how recently?

Has a water quality test been perfomed recently and if so, did it pass?

May I see a copy of the water quality tests, including who took the samples and their qualifications

Is water treatement equipment present and if so, why, and has it been maintained?

Do you mind having the well tested for quantity and quality befor sighing the sales contract?

How old is the septic system and when was it last inspected?

Do you have recipts showing that the septic system has been pumped regularly?

Where are the well head, leach field, and septic tank located, and how far apart are they?

Have the septic inspected by a qualified inspector before buying.

Note: you should always visit your local planning an zoning department before purcahsing property.

I really hope this helps!!!

MaryNY · #9 05/26/05, 09:26 PM

You might want to get a "professional" home inspector to check the place over. Around here it generally costs about $200 to have it done. I had it done when I bought this place, and it was well worth it. Hollyhock Cottage was more or less a fixer upper (still fixing and upping, too! lol). I had it done so that I would know that it was structurally sound, and so I would know all the things that needed upgrading. The first full day I had possesion of it, I had my plumber in the take out all plumbing from the traps on the first floor down and install new stuff that was up to code. Also had the electrician in the check everything and put in grounded plugs and GFI plugs near the sinks etc. They can also use GFI to make a "grounded" circuit for your computer, by the way.

If the real estate lady won't return your calls, send her a letter certified mail return receipt requested saying you are interested in the place. Or, go turn up on her doorstep and stay there until she shows you the place or gives you the keys to go see it yourself. If she still won't return your calls or contact you, you can always contact the headquarters of the real estate company she works for and explain your problem with her. If it's her own company, the only thing you can do is bug the heck out of her. Call every 15 minutes all day every day -- email her -- fax her -- leave messages on her answering machine/voice mail. Also, if you send her letters and you know the name and address of the people who own it (you could probably find that out at the tax office or the county clerk's office) send them a carbon copy of the letter(s) you send her! That should get her attention.

Get a disposable camera - take pics - get them developed and go home and look at the pics for a while. Oh, and I bet there isn't anything that says that you couldn't go out there a walk around the property and look at it from the outside at least. If you know who owns it and where they are, ask them to show it to you (that should let the real estate lady know you mean business).

Keep in mind that the real estate lady may not be returning your calls because they may still be trying to put together a deal for the people who had already put in an offer. Sometimes they can't get financing or something, then they go ask Grandma or Auntie or someone to lend them more of a downpayment or go to another mortgage company or whatever -- or if there's something drastically wrong with the place, they may be trying to get the seller to reduce the price.

Either have a survey done (not too expensive either - call a couple of places) or at least get the survey that the seller has or check with the county clerk to see if they have one on file.

AND, VERY IMPORTANT, get a lawyer!! You should have one for the deal anyway, AND he/she could be a big help in getting the real estate lady's attention, as well. Someone local, knowledgeable and prestigious (good rep in the area - president of the County Bar Association would be good) and who is not related to, hooked up with, or already representing the real estate lady for anything whatsoever (or the seller of the property for that matter).

Hope this helps at least a little. Good luck!

MaryNY

mtman · #10 05/26/05, 10:26 PM

i found it easyer to ripp out all the wire and start over as far as plumbing there wasnt any so that was even eayser yet

homebirtha · #11 05/27/05, 09:44 AM

Can you just use a different realtor? Maybe it's different in Utah, but most places, any realtor can show the property and write the offer for you. Usually you're better off having someone other than the listing agent represent you anyway. Are there other realtors nearby that might be more accomodating?