Anybody here ever bought old farmhouse and fixed it up?

[BungeeII]

Pictures would be nice.

Good luck!

 

[EddieWalker]

...I can't recall if I've mentioned it before, but I'm relatively certain it needs a new septic tank and field bed...QUOTE]

Septic laws are changing just about faster then any other regs out there. It's also a regional thing, so what works in one area is illegal in another. You have federal, state and county regulations to deal with, so the only way to know what you can do in your area is to contact the legal authority in your area, or talk to a licensed septic tank contractor with a good reputation.

One thing that I've learned about dealing with just about every agency is that it's always best to work with what you have then to try to replace it. You are grandfathered in to a certain degree when making repairs, but as soon as you replace it, you fall under the latest regulations. Most septic tanks that I've come across are concrete bunkers that are pretty much impossible to wear out. Before considering replacing it, I'd pump it and have it inspected. Most problems with the tank are related to poor maintenance or something getting into it.

If the tank is fine, the leach field can usually be added to with another line or two. It's just about impossible to dig the original up and fix it, but sometimes there is just a bad spot that can be fixed. Finding it is the challenge and in my limited experience, it's been easier to just add another hundred feet of of line to the existing field.

A good contractor can be worth his price in these situations.

Good luck,
Eddie

 

[dooleysm]

My experience in southern Indiana (Dubois County) has been that they are relatively easier on septic systems than what other people here describe. That said, I have heard about more complex systems being required lately.

I think it helped us that the guy that issues permits and does inspections is a high school classmate of my wife.

 

[riptides]

My county will not allow you to upgrade a system at all. The entire system must be replaced, and depending on zoning, they may not allow you to put in a system at all. Classic catch-22. The newer systems output clean potable water.

My country also has no laws for livestock in creeks. You'd be surprized at how many people end up in Public Hearings against the planning commission. They are trying to do the right thing, and the "law" will not let them. Insane.

 

[Dargo]

Thanks for the comments on the potential poo problem. Clearly I don't know exactly what the problem is or even when/if the tank has ever been pumped. All I have heard is that if more than 2 people live there it starts to create an issue in one part of the yard. I know, not exactly a lot to go on. I'm just assuming the worst. I figure that's the only prudent thing for me to assume while I'm still in the 'purchasing' and 'negotiating' process.

I'll admit that I've been wanting either another backhoe (sold my old Case 580 ten years or more ago) or, more likely, a compact excavator. Besides this septic issue, I have tons and tons of work I need to do with one not limited to fixing some drainage issues around this old farmhouse that causes seepage on one corner of the basement, taking down scads of out buildings, digging up the old cistern or filling it in, landscape work there as well as around my home and all sorts of stuff at my larger plot of property away from my home.

I do know the place is obviously zoned agriculture. Precisely what that means, I don't know. I have about 2 acres of side yard where the septic tank is and field bed is to work with if I need to put in another completely separate system. I did discover the roof is actually only 5 years old and I heard over and over and over and over how much they spent on 'doing it right'. (read, wanting me to pay more) Oh well, I probably ought to make some sort of decision this next week one way or another. Or, do you guys think I ought to just wait and think about it some more?

 

[Patriotic Stabilist]

Closing costs on cash buys aren't much. From a couple hundred dollars to maybe a thousand, you save so much its worth it, we generally pay cash when buying a place.

On the lien, if its just a few hundred dollars why not pay it and then buy the property? If I remember correctly at least in this state a lien has to be renewed every so many years to keep it in effect. Probably not true for state and federal liens. Otherwise will the guy do a lien release?

The title company, and yes always, always get title insurance. The title company can give you an estimate of the total costs before closing, will change a bit for prorations of taxes but will give you a pretty good ballpark figure.

 

[buckle97]

Hey, if I get it, is there any interest in me posting a bunch of pictures of what I bought? I plan to do a lot of "before and after" pictures anyway.

Come on Dargo, buy it! You know you want to be doing things like I was doing in my new purchase last weekend:

 

[BungeeII]

Here's a project for you.

 

[buckle97]

Here's a project for you.

I can only dream about having cabinets that nice in my rental property!

 

[mikefromnh]

The title company, and yes always, always get title insurance. The title company can give you an estimate of the total costs before closing, will change a bit for prorations of taxes but will give you a pretty good ballpark figure.

Be aware that Title insurance for a cash purchase is different than the title insurance a bank buys to cover the loan.

In particular, "cash/homeowner" policies will not cover you if the house was built in the wrong spot and does not meet town setbacks. Even if you had a 'mortgage' survey done that shows the house in the right spot.

I speak from experience