| It doesn't take long to realize that finding the right | | | | through the woods, you might be in trouble. Just |
| piece of property is the most important aspect | | | | to be sure, we hired an engineer who dug a row |
| of new home construction. In a development, | | | | of soil samples, each marked with a little flag |
| restrictions and easements have already been | | | | denoting the edge of the wetlands. When he had |
| sorted out, but if you are looking for a | | | | finished, there was enough land for Ken and |
| stand-alone piece of vacant land, you're on your | | | | Barbie to build a dream house - in the setback, at |
| own. Here are some of the factors you need to | | | | that.This little disappointment cost us $600, which |
| consider before spending your hard-earned cash | | | | is a lot better than the $110,000 we would have |
| on a pretty view that might be unbuildable.THE | | | | spent for a disastrous ruin of our plans. There are |
| PERC. No, we're not talking about coffee. But we | | | | times when you might be able to get a variance |
| are talking about percolate. If you are outside of | | | | to build in wetlands, but this can be a costly and |
| a community, chances are that you will not be | | | | time consuming process, with no guarantee of |
| connected to city water and sewer; you will have | | | | success. You could take your chances and build |
| to build a septic system for your own house. The | | | | anyway, but if the township gets tipped off, they |
| septic system will be designed by a local civil | | | | could stop your project at any point, or even |
| engineer and probably approved by the county, | | | | force to to tear down what you have already |
| but before the engineer knows what kind of | | | | constructed.DEED RESTRICTIONS: These |
| septic you need he'll have to take a Perc Test. | | | | restrictions can be imposed by the former owner |
| They will dig a big hole in the ground, fill it with | | | | of the property, or the township depending on |
| water, then clock how long it takes for the water | | | | application. For instance, you might be limited as to |
| to seep into the ground. If the water drains too | | | | what kind of house you can build; or what |
| fast, you have too much sand. If it drains too | | | | materials you can use. You might not be allowed |
| slow, you have too much clay (or probably | | | | to build a log home. Some restrictions limit the |
| rock).There is an acceptable tolerance, outside of | | | | square footage of the house, or the use of the |
| which the perc fails. If one perc fails, they dig | | | | property. You may have to limit the height of |
| another hole elsewhere to see if there's any | | | | your house, or even what type of fencing you |
| improvement. Sounds simple enough, but in New | | | | can use. There might be a limit to the kind of |
| Jersey you'll spend about $1000 per hole. If the | | | | livestock you can manage, or how many acres |
| land doesn't perc, you may be able to find an | | | | per horse. This has nothing to do with zoning, |
| alternative septic system, but you can be sure it | | | | which is a separate issue.MINIMUM ACREAGE: |
| will be very problematic.Any wise buyer will make | | | | Townships have started battling urban scrawl by |
| the purchase of the land contingent on the perc. | | | | imposing minimum acreage on a building lot. |
| Don't assume that just because you have a big | | | | Sometimes, the piece of land you are trying to |
| piece of land that it will perc somewhere; this is | | | | buy is smaller than the minimum acreage. If the |
| not necessarily the case. The cost of the test is | | | | lot was subdivided before the law was passed, it |
| usually paid by the buyer. However, a motivated | | | | is usually considered "grandfathered" and you |
| seller will perc the land for you, or even offer an | | | | should be able to build on it. Check with the |
| approved septic system. This is a big bonus, and | | | | authorities to be sure; you may have to obtain a |
| adds peace of mind, but the land will be more | | | | variance to build on a "substandard" sized lot. Also, |
| expensive as a result. In the long run, it's worth | | | | if you are purchasing a big piece of land with the |
| the extra dollars to bypass this big hurdle. The | | | | assumption that you can subdivide later and sell |
| septic system will be designed to accommodate | | | | off parcels, make sure these subdivisions will be |
| the number of bedrooms in a house, and you | | | | allowed. Sometimes, even large parcels can only |
| cannot add any bedrooms without redesigning the | | | | be divided once or twice by law, depending on |
| system.Once the land is perced, that hole is the | | | | deed restrictions, prec restrictions, township |
| spot where the septic will be installed. If it's in the | | | | restrictions, or possibly land preservation |
| front yard, you cannot change the location | | | | issues.CLEAR TITLE: If there is a lien on a |
| without doing another perc. Also remember that | | | | property due to non-payment of bills or taxes, |
| nothing can be built on top of your septic field, nor | | | | the title will be considered clouded and you might |
| can you plant any trees there.SETBACKS: This is | | | | not be able to obtain clear title to your piece of |
| the space between the property line and the | | | | land. There may be disputes about boundary lines, |
| building, defined by the township. Nothing can be | | | | or adverse possession if you have an unwelcome |
| constructed in the setback, including your | | | | long-term squatter. In most cases, a thorough title |
| driveway. Some townships require more than 100 | | | | search will uncover any irregularities, and the |
| feet of setback from the road; setbacks on the | | | | mortgage company will require that you purchase |
| front and back perimeters are usually larger than | | | | a one-time title insurance policy against any future |
| those on the sides of your property. On your | | | | issues. This needs to be done before |
| survey, a dotted line usually defines the setback, | | | | settlement.WATER SOURCE: If you need to dig a |
| and the space inside is called the building envelope. | | | | well, consult with the local well driller. There's a |
| If the footprint of your intended house and | | | | pretty good chance that the driller will have a |
| driveway is wider than the setbacks allow, you | | | | good idea about how deep he'll need to go. You |
| may have to apply for a variance, or change the | | | | will pay by the foot to drill a well, and it could add |
| orientation of the building.EASEMENTS: Easements | | | | thousands to your budget.When it comes to |
| are the rights given to other named parties for | | | | purchasing land, the old saying "Let the buyer |
| public or private use of a stretch of your land. | | | | beware" certainly comes to mind. If you do not |
| This may include a gas main that runs through | | | | thoroughly investigate your property with the |
| your property, power lines, railroad tracks, water | | | | township, civil engineers, or land use lawyers, no |
| mains, or a strip leading to a land-locked neighbor | | | | one else is going to protect you. A cooperative |
| (this strip would be the "flagpole" of a flag lot). | | | | township office will give you access to the public |
| This easement should be clearly delineated in the | | | | records relating to your piece of land; if it's been |
| deed, although common usage has been known | | | | perced in the past, those records become public. |
| to claim precedence over perceived rights. If | | | | They may already have a file about your lot and |
| you're the one who requires this easement for a | | | | block number, and a trip to the township office |
| flag lot, make sure it is in writing before you | | | | may enlighten you if there have been problems in |
| purchase this land, or you might not be able to | | | | the past. At the very least, you should have an |
| access it.WETLANDS: I used to think that | | | | idea what you can and cannot do with your land, |
| wetlands looked like standing water with cattails | | | | before you make that big commitment.Mercedes |
| and ducks. Not necessarily so... in fact, we almost | | | | Hayes specializes in Log Homes and Residential |
| bought three wooded acres of wetlands before a | | | | Real estate in New Jersey and Pennsylvania. She |
| friend gave us a timely warning. In the state of | | | | lives in a log home she designed herself, which is |
| New Jersey, wetlands can be a touchy issue, and | | | | featured both in "Log Home Living" and "Town |
| the determination is made based on vegetation | | | | and Country" magazines. |
| and soil content. If there's a little stream running | | | | |