After a weekend spent showing properties to various clients and spending some part of that time at each property looking for the septic tank and the well, I decided it was time to remind all of you who are thinking of listing your property for sale that it is a really good idea to do some basic research ahead of time. Whenever I show a property the first question - and a very good first question - is, what's the well like? We all know that the gallons per minute a well gets when it's new is likely very different than after it's been in use for a number of years - almost always the production is less. Wells get old, the equipment inside them gets old and deteriorates, geological changes affect them. But having some basic idea about the well should be something the potential seller devotes some time to - you can go so far as to have it tested, if you want, knowing that any buyer that comes along will also likely have their own tests done, but at least there won't be any surprises. Testing can also reveal if there's some maintenance due that the seller can take care of before a buyer comes along. So, learn where your well is located (generally you'll know this if you live on the parcel, but you might not if it's just a piece of otherwise undeveloped land). Then gather information regarding quantity: do you run out of water? When? How often? Do you have a storage tank? How big is it? Has it ever been emptied due to use? Finally, know something about the quality of the water - what do your sinks, tubs and toilets look like? What about your hair? (Yes, hard water leaves deposits on your hair, too!) How does it taste? The more information you have the better.
The next thing buyers want to know about is your septic tank. Where is it located? You'd be surprised how many people aren't really sure even when they've been living on a property for years. Are the lids exposed? When was it last pumped? It's not a bad idea to have someone come out and check your septic tank ahead of time, before listing the property for sale - or shortly thereafter; again, this will limit your surprises when a buyer has her/his tests done. One local company will charge $100/hour to dig and expose the lids to a septic tank - in this market, do you really want to saddle a potential buyer with this cost? So, find your tank and your leach field; expose those lids - even better, have someone put risers on them so you don't have to ever dig again. If it needs it, have it pumped. In any sale, it's very likely that a buyer will pay to have the septic inspected, but will expect the seller to pay to have the pumping done - why not take care of this right away?
In this market, you need every advantage to get your home sold. Price is a lot of it, but making things easier on the buyer goes a long way as well. Take the time to find out what you need to have ready for a potential buyer and do your own due diligence. If you have any questions, I'm here to help.