How Much does a septic system cost in Murphy NC?

If you’re looking to buy or have already bought land in Murphy, NC, then a big question for you should be, “How much does it cost to install a septic system in Murphy NC?” Although this is a loaded question because the price can vary on many factors, here’s a good idea as to what you can expect.

Some factors that can change the cost of your septic:

  • Soil Type: this is a very detailed question, but think of it as is it rocky or just dirt?
  • Terrain Grade or Steepness: Flat land or is it really steep? Steep land can cost more to install a system on.
  • What type of system is your land permitted for by the Cherokee County Health Department?
  • Required Materials and System to be Used

Whenever you buy a parcel of real estate in Murphy NC, we highly recommend you buy it contingent to getting a septic permit. Once you have that permit, then you have authorization to install the septic system the County specifies. Here’s what you can expect from various system types.

  • Conventional Gravity Fed Septic System: Generally costs between $3,000 to $4,500. This system is usually the simplest, most cost effective method. It’s generally what most people think of when you have a septic installed. Regular maintenance is little and putting something like Rid-X down your commode once a month is all the regular maintenance you’ll need.
  • Conventional Septic System with a Pump
    Pump Tank on a Septic System
    Pump Tank on a Septic System

     

    : Generally it costs between $6,500 and $8,000. They work very well and in fact, it was the type of system we had on our very first home. It works the same as a conventional gravity system with only one main difference. The waste water needs to go uphill in order to get to the drain field. Since it doesn’t run uphill on it’s own, another septic tank and pump system is required to get it there. The additional cost is in the extra tank, pump system, piping, and extra labor to make the system work. Regular maintenance is the same as a conventional gravity system. The only thing that can go wrong with it is the pump ceases to work for various reasons. They have a mandatory alarm installed to alert you when this happens. Many pumps are warrantied for 3-5 years.

  • T&J Panel Septic System: Generally they cost $7,000 to $9,000. This system is relatively new and works like a gravity system in areas that have deep soil but few pockets of soil. Drain lines are not nearly as long. It works quite well and maintenance is similar to that of a conventional gravity system.
  • Direct Discharge: $18,000 or more depending on requirements. This system acts like a municipal system in that it treats the water and ultimately dumps it into a body of water. The water (creek, river, lake) must have good water volume. After the waste water is treated, it is practically clean enough to drink. Periodic inspections by a qualified inspector and sometimes the Cherokee County Health Department is required – commonly in 6 month to one year intervals to ensure they are working properly.
  • Drip Irrigation System: This is the most expensive system at an average cost of $20,000 to $24,000 to install and not just anyone can install them. In fact, as of this writing, there are only 5-6 systems running in Cherokee County, and they will become more common as time goes on. These systems are reserved for properties that have little soil suited for a septic. Soil pockets are usually not deep and drip systems are ideal for this situation. The lines lay on the soil or just below and “drip” waste water out on the drain area after it has been pretreated. Regular maintenance is required for these systems. Periodic inspections by a qualified inspector and sometimes the Cherokee County Health Department is required – commonly in 6 month to one year intervals to ensure they are working properly.

Now you have an idea of what to expect from various systems. It is important to bear in mind that every system is different and speaking to a qualified installer for the system you are looking at is the best idea. For a list of recommended contractors in Murphy NC, check out our Gotta Guy List. Who knew there could be so much involved in flushing a toilet!?

John Poltrock, Certified Residential Specialist – The Poltrock Team – Murphy NC Real Estate – REMAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Call us toll free today at 1-866-Murphy-NC or 1-866-687-7496

Why it’s important to buy land for sale with a septic permit in Murphy NC

Think it'll perc for a septic system?
Think it'll perc for a septic system?

When you’re looking to buy real estate in the mountains of Murphy, North Carolina, flushing your toilet isn’t usually the first thing that comes to mind – and it should be. Well, maybe not the very first thing, but it’s high on the list. The land your searching for should either have a valid septic permit on file or your contract should be contingent on buying it with a septic permit prior to closing.

Buying land without a septic permit in the mountains is like going to Vegas and tossing the dice with $20,000 or more – the only difference is the odds are in your favor. More than likely, your parcel of land you want to buy will get a septic permit. Odds are you’ll have no problem. BUT if you end rolling the dice and you can’t get a septic permit, you just lost tens of thousands of dollars. All of a sudden, your only buyer pool is an adjoining neighbor who wants it for privacy – and they don’t pay.

When you’re buying your parcel of land in the mountains, be certain to get a septic permit. If it doesn’t, make your contract contingent on it and INVEST the extra $600 it costs in your peace of mind. The Cherokee County Health Department will be more than happy to trade you $600 for that little pink septic permit that’ll let you know you’re getting the deal you want, and if they can’t, you’ll be glad you’re only out $600 bucks.

Read this article to find out how much different kinds of septic systems cost in Murphy NC.

John Poltrock, The POLTROCK TEAM at REMAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Murphy’s #1 Real Estate Team- Call Toll Free 1-866-687-7496

Cherokee County and Murphy NC Septic Permits May Be Extended at NO Cost!

Thanks to the North Carolina Association of County Commissioners, many of the septic permits that were set to expire are automatically extended to as long as Jan 1st, 2014.

The bill is designed to extend the life of certain state development permits and approvals for builders who have put a project on hold due to the economic situation. The bill affects any permit that was current and valid at any point between January 1st, 2008 and December 31st, 2010. This means any permit  that was active on January 1st of 2008 shall be automatically extended.

This will help many developers and property owners not need to put a septic system in the ground right away. This is a good bill that will help many people. Thank you NC Commissioners!  {#emotions_dlg.smile}

Click Here to Download the Summary pf the Septic System Update Provided by the State of North Carolina

John Poltrock – The POLTROCK TEAM at REMAX Mountain Properties – Murphy NC Real Estate – www.MyMurphy.com – Call Toll Free 1-866-687-7496 – Murphy’s #1 Real Estate Team

Denied septic permits results in ‘useless’ land – The Cherokee Scout – Cherokee County, N.C.’s local newspaper – News

 

Septic permits continue to be a hot topic in Cherokee County that literally revolves around… well… crap. I must point out,  we live in a county where one of the most politically involved issues is a septic permit – we’ve got it great here in Murphy!

I recommend, as does any responsible real estate agent in our area, that anyone buying a lot has their property gets a "perc" test as most people call it. This ensures your property can have a septic system installed, and thus have a house built.

Very seldom, that doesn’t mean anything. In this case of the article in the Cherokee Scout, one man had a permit that was revoked. This happened because a soil specialist who worked for the county did not do his job properly. He issued permits that should not have been because of unsuitable soil conditions.

Now the question is this: The property is virtually useless so who is responsible for paying? The arguments:

  • The homeowner is up a creek (which is wrong)
  • Cherokee County is responsible because the permit issued here
  • The state of North Carolina – who licenses and approves soil scientists

It seems to be a finger pointing session with the buck not stopping any where. Although I feel confident it will be resolved soon, it’s a matter of working it all out and going through the hoops. Since the property owner did everything that should have been done, I don’t believe they should be penalized. Now the question is, "Who’s Paying?" The state or Cherokee County?

Read the full article from the Cherokee Scout: Denied septic permits results in ‘useless’ land – The Cherokee Scout – Cherokee County, N.C.’s local newspaper – News

John and Jessica Poltrock – The POLTROCK TEAM at REMAX of Murphy, NC – www.MyMurphy.comJohnPoltrock@gmail.com – Call Toll-Free (877) 837-3002 and demand the POLTROCK TEAM! – Real Estate in the Mountains of Murphy

*Note* Out of all of the tens of thousands of permits issued, this issue has affected  far less than 0.1% of property owners.

Buying Land? Speed up getting your septic permit!

The Cherokee County Health Department now has a great new program if you’re buying a piece of land and want to expedite your septic permit. Long gone are the days (thankfully!!) where we had to wait 6 months to get the permit.

When you find your property (assuming it doesn’t have a permit already), you can submit your septic permit application with your sales contract. By doing this, your permit will be put to the front of the list. According to their current estimations, it will be roughly two weeks to two months to obtain your permit.

When you purchase property through us, we manage this process for you – lay out and design your system in the most cost effective and logical (based on the lay of the land, etc.) manner. This way, we can follow it through closing an ensure when you buy a property, you’ll have one that will allow you to build on it before you close on the land.

Let us be your guide to owning the mountain land of your dreams!

*Try visiting the Environmental Health Department’s web page here. It has useful information for the process and the fee schedule.

John and Jessica Poltrock – The POLTROCK TEAM at REMAX of Murphy, NC – Homes and Land in the Mountains – JohnP@remax.netwww.MyMurphy.com  – (877) 837-3002

Septic Permits Issued in Cherokee County, North Carolina

Many of you know the amount of backlog we have had in our septic permit issues. Trust me buyers – they’re a good thing for you, especially if you aren’t planning on building right away. The Cherokee County Health Dept. has made a pain for most of us, but for the standard buyer, you can turn it to your advantage. Sellers- you need to apply for a permit as soon as you put your property on the market.

Either way, here are some interesting numbers I think you need to know to see what’s occuring:

Total Applications Received Improvement Permits Issued
January 171 113
February 190 109
March 109 171
April 210 91
May 265 129
June 49 140
Total Year 1,079 869

As a total, you can see where more permits are requested than issued. We’re still 6 months out, but you still have the alternative. Soil Scientists are a good alternative in the Murphy (Cherokee County) area. There’s been a state law applied where a permit can be issued by a soil scientist instead of just through the health dept. In fact, I just received a permit in about 2 weeks! Ask me how and I’ll be happy to tell you the process and who to talk to.

John Michael Poltrock – REMAX Properties – Murphy, NC – www.MyMurphy.com – JohnP@remax.net

The Importance of a Septic Permit in buying Mountain Property

Many of our customers and clients come from flat lands looking to find their mountain dream spot. Whether they’re looking for a lot in a mountain community, an unrestricted lot, or a tract of land with a lot of acreage, septic permits help ensure you are buying a piece of real estate you can build on and enjoy.

Septic Tank

The above image gives you an idea of what a septic system looks like, and a permit is essentially Cherokee County’s authorization to put a septic system in the ground. They look at your soil type and decide whether it is capable of absorbing the amount of water you’re putting in the ground based on the amount of bedrooms your home will have.

Let me give an illustration of what COULD happen if you don’t get a permit when you buy: You buy the perfect piece of real estate. In a few years, you go to build your home on your land. You don’t want to start building your house till you have the permit in hand. If you apply for it after the fact and the county inspector goes and says your property is not suitable, you’re done for! Yes – there are some ways to appeal it. If you can’t get one at all, you have a property that just dropped in value to next to nothing that would only be worth something to the neighbor next door.

Play it safe – make you contract contingent on receiving a septic permit unless you have a very good reason not to. We would be more than happy to consult with you on how this process works.

John and Jessica Poltrock – REMAX Mountain Properties – Murphy, North Carolina – (828) 837-3002 – (866) Murphy-NC

Some things never change! 2009 is here and its still important to get a septic system permit. 

Septic Permits Bog Down Buyers in Murphy – But Do They Really?

Obtaining septic permits in Cherokee County has become an issue shrouded in controversy and political pitfalls. I’ve found many of my buyers have been very disgruntled in the fact it takes an average of 6-8 months to get a standard permit. Hold it! Clear your head and use it to your advantage!

One of the most important things to understand is what got us to this point in the first place. This is a very small nutshell of what all has been occurring behind the scenes. We have lost several soil scientists to counties offering to pay them more and provides more benefits. To offset the losses, several younger scientists were hired, but they must train under a veteran in order to eventually work on their own. Coupled with many political issues, the problem snowballed into more than 600 outstanding permits and an average of 6 months wait time.

Now how can you turn this dilemma into a benefit? The fact is most land buyers (especially in the Murphy, North Carolina area) who intend to use their new found property to build their second home, or cabin in our local market, don’t want to build right away. If you’re planning on taking a year or more to build, PERFECT! In this case, you’re making a smart call to buy a tract that doesn’t have a permit.

Now, I’m not saying that buying a piece with a permit is bad – it’s not in any way. What I am presenting is you write an offer on land contingent upon getting a septic permit (FYI – it’s rated by the amount of bedrooms your home will have). That way, you only put up some earnest money and have the property tied up while you wait for the Cherokee County Health Department. You don’t even close on the land till a couple weeks after you have the permit in hand.

The benefit to the buyer? Lots! While the county is working to get you a permit, You’re not paying interest on a land loan, you’re not paying the real estate taxes, you many times get to enjoy appreciation on the property you’re getting, and some investors have even used this time to find a new buyer! There’s a lot of opportunity in what may initially seem like a “bad thing.” We live in an instantaneous age, but if we can sometimes slow down, great things can come to those who wait.

John Poltrock – REMAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Call us Toll Free at 1-866-Murphy-NC or 1-866-687-7496