septic
Sellers What You Need to Know About Complying with Missoula's Sewer Ordinance
March 10, 2009 by admin · Leave a Comment
Complying with Missoula’s Sewer Connection Ordinance
If you’re a homeowner in Missoula and are still on a private septic system, you undoubtedly received a letter notifying you of your non-compliance with the City’s new ordinance that requires connection to the public sewer. Title 13, Chapter 13.04. If you received a notice, it is public record and will show up on your title report when you go to transfer ownership of your home. This ordinance went into effect on July 1, 2007.
Within the Missoula city limits,
it is now unlawful for any person to sell, transfer or convey any real property containing plumbed buildings until the plumbed buildings have been connected to the public sewer when it is available.
According to the ordinance, public sewer is considered to be available when any building is located within 200 feet or less from any public sewer system and you are required to connect to the sewer upon property transfer.
If you are planning to sell your home in the near future, or even if you’re not, you may want to consider connecting to the sewer prior to listing your home.
If you are unable to make this connection The Fearless Vampire Killers movie full , the city does allow you to apply for a (1) time delay if you arrange a financial holdback that will pay for the connection within 6 months of a sale. The ordinance does not state an amount that is required for a holdback. However, the city is now requiring that you submit a written bid from a licensed & approved contractor to perform the service, and that you holdback 1.5 times the estimate for the connection. This 1.5 times the amount is also a requirement for many lenders, including those with FHA loans.
The City has a list of licensed contractors available and estimates range from $7,000-$14,000, depending on the type of system they need to install. With the 1.5 times the estimate requirement for a holdback, sellers can be looking at a serious financial strain when they sell their home. The sewer connection process and the disruption to landscaping and inconvenience can also deter some buyers.
We have worked with sellers through this process and it can take some time. It is well worth the effort to obtain written estimates from multiple contractors in order to get the best deal. I was told by several contractors that they are able to connect to the sewer year-round, unless the ground is really frozen.
If you have questions about buying or selling real estate in Missoula Never Surrender video ебля порно аниме The Secret Garden hd
Scram! buy John Tucker Must Die movie Mo Better Blues download download Unrest dvd
, please give us a call. We would be happy to assist you with your questions. We have experience working with buyers and sellers through this process and can help you with a smooth transaction.
Kevin and Monica Ray are Missoula Montana Real Estate specialists. They can be reached at 406-207-1185.
septic
Tips for Buying Bare Land
March 10, 2009 by admin · Leave a Comment
Are you thinking about buying a piece of bare land in Western Montana? Maybe a recreational property or a future homesite? If so, you will want to do your research. Here a few things for you to consider before you buy:
1.) Property Boundaries
– are the property boundaries clearly marked? If not, you may want to require that they be marked by the seller during your due diligence period so you are clear on where they are.
2.)
Survey - is there a formal survey for the property? Believe it or not, there are still many properties in Montana that do not have a formal survey and that use a “Metes and Bounds” approach. It is important to know what you are getting.
3.) Easements or Right of Ways -
In the Mouth of Madness movie download
4.) Water & Mineral Rights – do all of the water and mineral rights transfer with the property? If there is a creek running through the land, are you able to use that water.
5.) Access – how is the access to the property? Is the property accessible all year? Are the roads maintained? If so, who maintains them. Also, is the access road a County Road or a Forest Service Road? If the road is a forest service road, there may be a concern from your lender.
6.) Power - how close is power to the property? The cost to bring power to a property can be prohibitive in many areas. There are still a lot of mountain properties that are “off the grid” so don’t assume that power is available.
7.) Wells -
how deep are wells in the area? Are there existing wells on the property? Many loans require that the well has at least 5 gallons per minute. In our area, it costs approximately $34 per square foot to dig a well and approximately $2,500 for the pump and installation. When you could be talking about 100’s of feet for a well, this can get expensive.
8.) Septic System - has the land been approved for a septic system? What types of systems are required for the area? Systems in our area run between approx. $3,200 and $4,500 and the cost varies by the type of system that is required.
9.) Covenants - Not all properties have covenants but a fair number of even rural properties have covenants now. Make sure you read the details as to what is allowed and what is not to ensure that you can use the property as you intend at the time of purchase.
10.) Flood Plain - Is the property in a flood plain, even a 100-year flood plain? Many riverfront properties are categorized as being in a flood plain, even if they are on a mountain. Find out for sure if your property is categorized this way. Properties on a flood plain may have a higher insurance premium and may have difficulty getting septic approval.
Lastly, work with a good local Buyer’s Agent who knows the area and understands and has experience in bare land. If you are looking for Land in Western Montana, contact Kevin & Monica Ray at Access Realty. We’ll help you find the property of your dreams! Call us at 406-207-1185 or visit us online at
www.yourmt.com download City by the Sea dvd Dark Honeymoon buy
