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