Real Estate Question again

Again, interesting stuff, perhaps you would like to swing by my place sometime and inspect it yourself. We have been living here for several years, without benefit of any official state or county building inspectors. Our state still considers an outhouse to be an acceptable place for poop to go, although we do utilize a septic system that I installed myself. I also did most of the wiring, which has an official inspection sticker.... from the power company, not the state.... in the panel box that is immediately below the meter box on the pole outside. The wiring in the house and other outbuilding was never inspected as it did not exist at the time I had the service connected to the pole. There are ways, and then there are other ways to legally do things.

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"Nothing so needs reforming as other peoples habits." Mark Twain

An outhouse is ok here too...but you won't install a septic system without a permit.

You can build your own house here, but electrical, structure and plumbing will be inspected. This make sure the home is safe for occupancy.

Perhaps it would be important to know where in KY you actually live so that one may look info up for himself?

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There are "some" rules and codes most anywhere people live..... meddlers are like that. However in many rural areas these codes and rules have exceptions provided. For example in my area one can do their own wiring... as long as it passes the national electrical code. The power company handles these inspections themselves and they wont turn the power on without a green tag in the main panel. This sounds pretty tough, but in reality it isnt. A single circuit is all that is required, at the pole where many farmers have a fence charger plugged in. Once that circuit has been inspected and passes, the farmer can then (perfectly legally) extend service to other parts of the farm without benefit of further inspections. Its all there in the rule books. As to building inspections themselves, in my county and most of the surrounding counties here there are none. We are free to build whatever we want to suit ourselves, no permits required. Exceptions to the plumbing and septic laws also exist here, if one qualifies by having more than 11 acres of land. We are allowed to do our own plumbing, and our local health dept inspector is quite easy to work with if you do have him inspect your work. Lots of variables and options are available in various locations, depending upon local codes and exemptions. One thing I learned a long time ago is that when it comes to "legal"..... there are no facts! Only opinions and interpretations of laws and rules that are constantly changing and being debated by lawyers in front of judges.

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"Nothing so needs reforming as other peoples habits." Mark Twain

I can legally install circuits or plumbing after inspection after moving in, no laws stopping me either.

I cannot however drain my toilets on the surface of the ground and I'm almost 100% certain you cannot do that in any state in the US.

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...............You need to include contingencies in your offer that require that the septic , plumbing , electric , etc , ALL PASS full inspections , and where repairs and or replacement(s) needed that those items will be fixed prior to closing ! Surely , you won't make an offer without know Such ! , fordy

I will agree with you that most places today would frown on dumping raw sewage on top of the ground. But I have a feeling there are far more open field lines in rural areas than most people realize too. Me? I utilize a functional "legal" septic system complete with a couple hundred feet of leach lines buried in limestone gravel. It hasnt always been this way, and I know lots of folks in our area who dont, but thats how I do it today. Wives can be so picky about such things!

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"Nothing so needs reforming as other peoples habits." Mark Twain

Now, back to the OP questions and the issue of contingencies in an offer. I worked the RE game for eleven years and always did my best to NOT put contingencies in the contracts. I strongly urged my buyers to get their poop in a group prior to making any offers. Find out where that septic system is, check out the property lines for yourself, make sure that the property is what you want before making your offer. Then, once you are satisfied its what you want, make your bid and stand behind it. Basically, get all your questions answered to your satisfaction before you obligate yourself to the purchase, then take your best shot. This eliminates lawyers and judges later.

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"Nothing so needs reforming as other peoples habits." Mark Twain

It doesn't say anything about it being mandatory. I appraise plenty of rural properties, both older and newly built, that are on a lagoon. Legally.

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Critical thinking -- the other national deficit

I should have mentioned checking with the Health Department in my post but assumed that if the real estate agent did not say anything about checking with them they did not think there was a permit.

In Missouri Permits before 1990 are just about impossible to find in rural counties. Some were done but no system for retrieval and some counties changed the addresses from Rural route to numbered roads.

??? I live in a Rural area and also work in them, and do CMA's for every Buyer I represent. Not sure why you would state they "don't work." Appraisers gather the same data we have access to, but their work is more time consuming (of course) arriving to a value. A CMA is an approximate estimated Market Value based on Solds in a given area. Some of us are a little better than others at making adjustments to get more accurate estimates. Regardless, it helps Buyers get an idea of the value before making Offers.

Here, standardized WA State Purchase and Sale Agreements are used for REO's and Short Sales. There are occasionally additional "Addendums" and forms Lenders require. Other States may be different.

As others have stated, it would be odd the LA doesn't know if/where the Septic is, even if it were an REO. That is, unless there are lax requirements there (i.e. Code Enforcement for Septic Systems).

This is why I have recommended Buyers get their own Agent when making Offers on Listed Properties. The questions posed by the OP are very basic ones a Buyer's Agent would answer (also guide through the Offer process). A Standard Purchase and Sale Agreement includes a Septic Addendum (here in WA). Contingency always requires proof of an Approved Septic, Inspected/Pumped within the last year (report required and filed with the County). Here, of course, Septic Systems lacking a Septic Permit on file with the County require one to be submitted with a Septic Design and approved prior to a sale. REO's are exempt from Seller Disclosure, but not from this. Even with a Cash Sale, the responsibility shifts to the Buyer if not taken care of during the transaction.

Just about any "Contingency" can be included in an Offer. This is a very basic necessary one that should be inclusive, regardless, I have seen some very interesting and sometimes, entertaining ones...

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Christie Acres
www.SequimForLife.com
http://www.irealtyvirtualbrokers.com...lori-christie/
http://luxurywaterviewhomes.com/
SequimLiving@gmail.com

I'm not saying you can't, but I know for a fact it is not legal...hence the reason for codes/permits. Human waste is an EPD thing and that is federal.

"Certified inspectors perform site evaluations and inspections in Kentucky and certified installers must install systems unless a homeowner wishes to install his or her own system and obtains a homeowner’s permit."

Keyword: permit

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What does a lagoon have to do with anything? And if they are "legal" than there must be some code that allows them to be legal.

Furthermore, since a lagoon would likely be state waters, I know for a fact a permit would be required unless the waters originate on property and don't leave property.

And appraising a property or home is far from pulling permits and building one.

I see you are talking about a lagoon septic system, not a house actually built in a lagoon. In which case a solids tank is still required.

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The lagoon is the solids tank.

I think that generalizations about permits required and codes are pretty risky in any case whatsoever. My first residence in New Mexico, I called the building inspector to come and look at an area where I was planning to put a shop.

He dropped by and had coffee, and told me to put it anywhere I wanted and build it any way I wanted but not to blame him if somebody else didn't like it.

One guy built a very nice garage in the middle of a legal street, and they came and told him he had to make a space off to one side in case an emergency vehicle needed to get by. Many counties take a great deal of pride in not being agressive in telling folks what to do.

I didn't get a any permits to build this place, nor any inspections. As it was getting close to being finished, the assesor stopped by and asked how many square feet and some other stuff and it showed up on the next tax bill I got. Nobody around here that I know of ever got permits for anything unless it's in town somewhere. That is how county officials keep their jobs term after term. Leaving people alone is the answer to staying employed for them.

New Mexico is known for passing very detailed laws about all kinds of stuff, then at the end of the law, there will be a "penalty" entry or two, making sure that nobody can get fined more than $100 or so for violating the new law. Keeps everybody happy on both sides..........Joe

Sorry, you just don't build stuff in the USA without permits...not legally anyway.

http://www.deq.state.ok.us/rules/619.pdf

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Negative. Only the liquid goes into the lagoon.

http://www.deq.state.ok.us/eclsnew/F...ts/Lagoon-.pdf

Straight from the OK state website...

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If this is a foreclosure there may be no info on the septic, etc. Our place was owned by Fannie Mae and they had a set procedure and their paperwork that had to be done. The only contingency allowed was that we could back out at the end of the inspection period. The only part of the inspection that Fannie Mae did was water testing which is required by law here.

To find and inspect the septic we had to have a septic company come out, locate it and pump it. We lucked out, they found it right away so didn't cost us a fortune.

That just gives me a warm and fuzzy "Lee Greenwood" feeling. "Proud to be an American, where at least I know I'm free!"

New Mexico: http://www.nmenv.state.nm.us/fod/LiquidWaste/

Not being a smart ass, but I can do this all day!

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I'm sure 40 years ago you could build anything you wanted here, but today our govt likes to collect fees, local sate and fed...they are not just going to turn a blind eye to income for the sake of re election.

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