Can't decide on property, we want our cake and eat it too

[Biggd]

Originally Posted by mswlogo

Yes, it's ours. So nervous buying on a lake we know so little about. But it sure seems like a nice spot.

Hopefully the loons will still be around by the time we move in, in early September.

It's kind of neat that Winnipesaukee is just 10 minutes down the road.

Congrats! Squam is a beautiful lake and the area is a little less congested than Winni.
It can be more challenging to boat as it has a lot of rock outcrops but once you learn navigating the lake you will love it.

[JEEPONLY]

However- at 1.2, it seems a bit pretentious for people to refer to it as a camp.

[FlyingScot]

Congrats, msw! As you probably know, you're super lucky to find any place on Squam, with less than a handful for sale at any one time. Hence the $1.2MM "camp". Kind of like the Bush "cottage" in Kennebunkport

[mswlogo]

Originally Posted by JEEPONLY

However- at 1.2, it seems a bit pretentious for people to refer to it as a camp.

I think the new one qualifies as a "camp", right now any way . It is currently 3 season, not insulated (but does have heat pump from new mini split), on pillars and doesn't have a single closet. Hard to get my head around all that compared to what we had on Newfound. I'm a bit torn on how much to put into it down the line versus rebuild it. Especially where a lot was just put into it. I love working on home improvement projects. I think if we did rebuild we'd get our investment back (and our taxes would go up, ugh). And trust me, it wouldn't be anything crazy and has to stay within the current foot print. The foot print is a nice size considering how close it is to the water. Often small cabins near the water have tiny foot prints. We really do want to use it year round (especially if COVID gets bad this winter). If I kept it as is I'd have a real foundation put under it.

This was the old place we'd call our "cabin"

[Biggd]

Now I'm really Jealous!

[JEEPONLY]

Originally Posted by mswlogo

I think the new one qualifies as a "camp", right now any way . It is currently 3 season, not insulated (but does have heat pump from new mini split), on pillars and doesn't have a single closet. Hard to get my head around all that compared to what we had on Newfound. I'm a bit torn on how much to put into it down the line versus rebuild it. Especially where a lot was just put into it. I love working on home improvement projects. I think if we did rebuild we'd get our investment back (and our taxes would go up, ugh). And trust me, it wouldn't be anything crazy and has to stay within the current foot print. The foot print is a nice size considering how close it is to the water. Often small cabins near the water have tiny foot prints. We really do want to use it year round (especially if COVID gets bad this winter). If I kept it as is I'd have a real foundation put under it.

This was the old place we'd call our "cabin"

They each have their own style! You may have left a great location, but you have found another on Squam- enjoy the improvement tasks!

[jeffatsquam]

Welcome to Squam, i've been following this thread but didn't think it would end up on Squam. I've been on the lake 60 years and have had a carpentry business for 35 If you need any assistance weather on the property or getting around on the lake feel free to pm me. Congratulations your future generations will appreciate you

[mswlogo]

BTW when I started this thread it was this island property we were torn over.

The place is absolutely gorgious. They spared no expense in building this place.

Cindy and Tim Melanson are listing agents and they are great too.

I'm kind of shocked it's not gone in this market. This house would be $3m on the mainland.

It is unusal for island properties to have a drilled well and this does. As well as huge "new" 2 bay boat house, 3 acres and 225 ft of frontage.

If my wife was in better health I think we might have gone for it.

Sellers are very reasonable too.

https://www.zillow.com/homedetails/5...92830793_zpid/

[mswlogo]

The new property on Squam isn't likely to happen.

We just got the septic site assessment and it was a pretty harsh report I didn't expect.

The lot was small (1/3 of acre) but narrow long dimension being further away from the lake. With leach field at the furthest distance away (lot is 209 feet deep).

Septic was 3 Bedroom (450 gal/day) and "newish" installed 2002 or something under current "State Approved" guidelines, but house was on lake water at that time. So that was all good. They installed a brand new well within the last year or two. So I thought state approved, way back from water and brand new well, all good.

However, they put the well within the 75 foot radius of the leaching field, almost the whole leaching field is inside the 75 foot well radius (starting at 50 ft).

The site assessment down rated the septic to a 1-Bedroom. From 450 gallon/day down to 125 gallon/day (so as not to contaminate the well).

We wanted the option of possibly rebuilding. And it would have probably been 1.5 story (currently 1 story) 3 Bedroom (same as now) all within the same existing foot print. Which is 1416 sq feet, which would be very spacious by moving two bedrooms up.

There are tons of rules of where the well, septic tank, house, lake and leaching field can be. There was room to keep leaching field outside the 75ft but that would place it closer to the Septic Tank and house. The 75ft radius also encroaches on both neighbors land as well by quite a lot (50 ft on one, also small lots). I think the Septic Tank needs to be some higher grade in order for well to be closer to it. Still puzzles me why they put the well where they did (there might have been not better place than where they did).

They could have also sleeved the well to increase the effective distance of the well from the leach field. But they didn't. That can get very expensive though and that sleeve would have to be really deep I think (~60 ft I think).

Functionally I know it's probably fine. But getting approvals / waivers is a bit of a crap shoot. And if we ever needed to sell (for what ever reason) before any potential new work that *might* get past all this, it could severely limit resale.

Are we being stupid or smart walking away? We were paying over asking.

For the record, we've been through this Septic sh$t before. Our last home we got because the previous buyers backed out due to non state approved septic. The house only 7 years old, including septic when we bought it. But it was classified as 2 bedroom septic and not "State Approved". So if it failed you'd have to find another way, lot was narrow along the lake. The Well, House, Septic and Leech were all on close quarters. When we went to sell we had a buyer at near asking price all lined up. We got the site assessment and it labeled it as "2-Bedroom seasonal". Buyers ran so fast the door didn't hit them on the way out. Next buyers were fine with it, but also a little bit lower selling price. I think this is all partly why I trapped myself into confirming we HAD to sell it.

[Biggd]

Originally Posted by mswlogo

The new property on Squam isn't likely to happen.

We just got the septic site assessment and it was a pretty harsh report I didn't expect.

The lot was small (1/3 of acre) but narrow long dimension being further away from the lake. With leach field at the furthest distance away (lot is 209 feet deep).

Septic was 3 Bedroom (450 gal/day) and "newish" installed 2002 or something under current "State Approved" guidelines, but house was on lake water at that time. So that was all good. They installed a brand new well within the last year or two. So I thought state approved, way back from water and brand new well, all good.

However, they put the well within the 75 foot radius of the leaching field, almost the whole leaching field is inside the 75 foot well radius (starting at 50 ft).

The site assessment down rated the septic to a 1-Bedroom. From 450 gallon/day down to 125 gallon/day (so as not to contaminate the well).

We wanted the option of possibly rebuilding. And it would have probably been 1.5 story (currently 1 story) 3 Bedroom (same as now) all within the same existing foot print. Which is 1416 sq feet, which would be very spacious by moving two bedrooms up.

There are tons of rules of where the well, septic tank, house, lake and leaching field can be. There was room to keep leaching field outside the 75ft but that would place it closer to the Septic Tank and house. The 75ft radius also encroaches on both neighbors land as well by quite a lot (50 ft on one, also small lots). I think the Septic Tank needs to be some higher grade in order for well to be closer to it. Still puzzles me why they put the well where they did (there might have been not better place than where they did).

They could have also sleeved the well to increase the effective distance of the well from the leach field. But they didn't. That can get very expensive though and that sleeve would have to be really deep I think (~60 ft I think).

Functionally I know it's probably fine. But getting approvals / waivers is a bit of a crap shoot. And if we ever needed to sell (for what ever reason) before any potential new work that *might* get past all this, it could severely limit resale.

Are we being stupid or smart walking away? We were paying over asking.

For the record, we've been through this Septic sh$t before. Our last home we got because the previous buyers backed out due to non state approved septic. The house only 7 years old, including septic when we bought it. But it was classified as 2 bedroom septic and not "State Approved". So if it failed you'd have to find another way, lot was narrow along the lake. The Well, House, Septic and Leech were all on close quarters. When we went to sell we had a buyer at near asking price all lined up. We got the site assessment and it labeled it as "2-Bedroom seasonal". Buyers ran so fast the door didn't hit them on the way out. Next buyers were fine with it, but also a little bit lower selling price. I think this is all partly why I trapped myself into confirming we HAD to sell it.

I would run away from that unless the owners were willing to drill a new well somewhere else on the property far enough away from the septic. I'm surprised they drilled the well that close to septic in the first place.

[FlyingScot]

Originally Posted by mswlogo

The new property on Squam isn't likely to happen.

We just got the septic site assessment and it was a pretty harsh report I didn't expect.

The lot was small (1/3 of acre) but narrow long dimension being further away from the lake. With leach field at the furthest distance away (lot is 209 feet deep).

Septic was 3 Bedroom (450 gal/day) and "newish" installed 2002 or something under current "State Approved" guidelines, but house was on lake water at that time. So that was all good. They installed a brand new well within the last year or two. So I thought state approved, way back from water and brand new well, all good.

However, they put the well within the 75 foot radius of the leaching field, almost the whole leaching field is inside the 75 foot well radius (starting at 50 ft).

The site assessment down rated the septic to a 1-Bedroom. From 450 gallon/day down to 125 gallon/day (so as not to contaminate the well).

We wanted the option of possibly rebuilding. And it would have probably been 1.5 story (currently 1 story) 3 Bedroom (same as now) all within the same existing foot print. Which is 1416 sq feet, which would be very spacious by moving two bedrooms up.

There are tons of rules of where the well, septic tank, house, lake and leaching field can be. There was room to keep leaching field outside the 75ft but that would place it closer to the Septic Tank and house. The 75ft radius also encroaches on both neighbors land as well by quite a lot (50 ft on one, also small lots). I think the Septic Tank needs to be some higher grade in order for well to be closer to it. Still puzzles me why they put the well where they did (there might have been not better place than where they did).

They could have also sleeved the well to increase the effective distance of the well from the leach field. But they didn't. That can get very expensive though and that sleeve would have to be really deep I think (~60 ft I think).

Functionally I know it's probably fine. But getting approvals / waivers is a bit of a crap shoot. And if we ever needed to sell (for what ever reason) before any potential new work that *might* get past all this, it could severely limit resale.

Are we being stupid or smart walking away? We were paying over asking.

For the record, we've been through this Septic sh$t before. Our last home we got because the previous buyers backed out due to non state approved septic. The house only 7 years old, including septic when we bought it. But it was classified as 2 bedroom septic and not "State Approved". So if it failed you'd have to find another way, lot was narrow along the lake. The Well, House, Septic and Leech were all on close quarters. When we went to sell we had a buyer at near asking price all lined up. We got the site assessment and it labeled it as "2-Bedroom seasonal". Buyers ran so fast the door didn't hit them on the way out. Next buyers were fine with it, but also a little bit lower selling price. I think this is all partly why I trapped myself into confirming we HAD to sell it.

Yuck! Sorry to read that on multiple levels. I hope you find a great place soon.

We experienced exactly the same thing when we almost bought a place on Squam. Four bedrooms, including a guest cottage that was charming but falling down slowly, and a recent second floor addition to the main house. On inspection we discovered the lot dimensions were impossible for anything more than 2.5 bedrooms, and a clever ploy was the only thing that enabled them to add the second floor. So, just as in your case, a ticking time bomb of septic failure and/or responsibility, and also risk that rebuilding cottage would not be allowed.

Squam is a magnificent lake, but the price is often a fundamentally flawed house.

[mswlogo]

Originally Posted by FlyingScot

Yuck! Sorry to read that on multiple levels. I hope you find a great place soon.

We experienced exactly the same thing when we almost bought a place on Squam. Four bedrooms, including a guest cottage that was charming but falling down slowly, and a recent second floor addition to the main house. On inspection we discovered the lot dimensions were impossible for anything more than 2.5 bedrooms, and a clever ploy was the only thing that enabled them to add the second floor. So, just as in your case, a ticking time bomb of septic failure and/or responsibility, and also risk that rebuilding cottage would not be allowed.

Squam is a magnificent lake, but the price is often a fundamentally flawed house.

It turns out the new well was put in 100% conforming. They added a 40 foot sleeve which essentially reduces the required set back proportionally depending how deep the sleeve is. All town approved. I thought for sure the assessor didn’t know it was sleeved and would adjust the load capacity back up to the original septic design. They specifically call out the new well as the reason for reduced load capacity. But they would not adjust it. It’s just to much money to risk what some board will approve or not approve some day. Everything was done by the book. I feel bad for the seller. But there are enough uneducated buyers out there that it will probably sell for the same money quickly.

[ApS]

My lawyer/neighbor's new winterized three story place shares a septic system with a neighbor and had a shared dug well OK'd within 60 feet of the leachfield. Their "garage" became a huge bedroom within days of moving in.

What are you doing wrong?

[winterh]

I am a bit confused by this and have a situation that may be similar. A small (.40 acres) lot that currently gets water from lake. If I do a well it will have to be within 75 ft of my state approved 4 br septic. I was told it would not be an issue if they added a sleeve. Are you saying that although I may be able to put the well closer to the leach field than 75 ft I am in danger of losing my 4 br designation should I need to replace the septic?

[FlyingScot]

Originally Posted by winterh

I am a bit confused by this and have a situation that may be similar. A small (.40 acres) lot that currently gets water from lake. If I do a well it will have to be within 75 ft of my state approved 4 br septic. I was told it would not be an issue if they added a sleeve. Are you saying that although I may be able to put the well closer to the leach field than 75 ft I am in danger of losing my 4 br designation should I need to replace the septic?

Please check what I write with a septic expert, this stuff is really arcane:

Your septic "is what it is"--if your lot is too small for a 4 BR septic, a diligent buyer will uncover your problem regardless of the system itself. This was the case for me--the system was sound, but the lot was too small for a 4 BR septic to be designated for 4 BR. The required lot size is subject to multiple constraints that are too complex for an amateur

So I would just go with the best septic and the best well that I could, without regard for designation.

[Biggd]

Originally Posted by FlyingScot

Please check what I write with a septic expert, this stuff is really arcane:

Your septic "is what it is"--if your lot is too small for a 4 BR septic, a diligent buyer will uncover your problem regardless of the system itself. This was the case for me--the system was sound, but the lot was too small for a 4 BR septic to be designated for 4 BR. The required lot size is subject to multiple constraints that are too complex for an amateur

So I would just go with the best septic and the best well that I could, without regard for designation.

I have a 2br septic but I have 4br's in the house. It's only my wife and I unless we have family or friends up so the septic doesn't really get overly taxed. But when I go to sell it it has to be listed and valued as a 2 bedroom home, which I'm fine with.

[JEEPONLY]

Originally Posted by Biggd

I have a 2br septic but I have 4br's in the house. It's only my wife and I unless we have family or friends up so the septic doesn't really get overly taxed. But when I go to sell it it has to be listed and valued as a 2 bedroom home, which I'm fine with.

About 7-8 years ago our septic crapped out (Ha Ha!)! During replacement (not cheap) we were told it was too small for the three bedroom house (35 years old- didn't someone mention somewhere about contractors cutting corners?). I don't expect we'll sell anytime soon, but I hear what you're saying.

OK- next size up!

Like others, it's just the two of us full-time. Reading other threads on this forum made us change from three year cleaning to five year cleaning.

I admit, waiting for Spring (the first five-year clean) started to make me a bit nervous.

Butt- All's well!

[Biggd]

Originally Posted by JEEPONLY

About 7-8 years ago our septic crapped out (Ha Ha!)! During replacement (not cheap) we were told it was too small for the three bedroom house (35 years old- didn't someone mention somewhere about contractors cutting corners?). I don't expect we'll sell anytime soon, but I hear what you're saying.

OK- next size up!

Like others, it's just the two of us full-time. Reading other threads on this forum made us change from three year cleaning to five year cleaning.

I admit, waiting for Spring (the first five-year clean) started to make me a bit nervous.

Butt- All's well!

I just did mine a few years ago because I bought the place 6 years ago and there was no info on when it was last done. I bought it with no home inspection because I made an offer at a steep discount so I took the risk, a big risk.
The cleaning and inspection was fine but every 5 years is what I will do from here on in. My system is also 35 years old. If I ever decide to sell I will deal with the septic testing at that time but I've had no issues so far.
What I was told is it's not a bedroom unless it has a closet, not sure if that's legally true.
When I bought the place the room on the first floor was called an office because it had no closet. Then I finished the attic over the garage, into what I call a bunk room, which also has no closet.

[mswlogo]

Originally Posted by FlyingScot

Please check what I write with a septic expert, this stuff is really arcane:

Your septic "is what it is"--if your lot is too small for a 4 BR septic, a diligent buyer will uncover your problem regardless of the system itself. This was the case for me--the system was sound, but the lot was too small for a 4 BR septic to be designated for 4 BR. The required lot size is subject to multiple constraints that are too complex for an amateur

So I would just go with the best septic and the best well that I could, without regard for designation.

I totally agree with this.

Your lot size and how much it covered has a lot to do with the gallon / day rating. But the assessment specifically calls out the new well as being the reason why they rated it as 1/3 the capacity it was rated for.

I think what they might be doing is subtracting the area occupied by the well from the acreage to calculate how much septic flow the property can support. Regardless of where the well is legally located.

[mswlogo]

Independent of locations and set backs.

I’m curious how large a lot has to be to support:

A well (with entire 75ft radius) within property boundaries.
A home (say 40x40ft foot print)
A 2 car garage
A deck/screen porch
A driveway (maybe)
A walk way (maybe)
A 3-4 bedroom septic

I bet it comes to .75 acres or more.

Anything below 0.50 acres will probably need exceptions granted.

Even though not every square inch of a property can be used for some things I think it all still counts on total acreage. Maybe only any wetland might also be subtracted.

[winni83]

When we built on Winnipesaukee in 2012, we were able to construct a 2,600 finished square foot two story home with a full unfinished basement on a lot of .41 acres in size with a new well and a new three bedroom septic system with an attached 2 car garage, with decks, glassed and screen in porch, paved driveway and some walkways. Because we did not want a "Box", the footprint of house is irregular with lots of angles. No variances, exceptions or waivers, but our well 75 foot radius does extend onto the abutting property and we had to sign and have recorded an acknowledgement of that fact. Our engineer, architect, septic designer and well person were comfortable with the well radius issue. Given the topography of the abutting lot, it is unlikely in the extreme that the abutter could or would put a septic within that portion of the well radius extending onto that lot. I will say that it was a somewhat tight fit with the side setbacks, such that our engineer was out three times to measure and locate the foundation (excavation, footings and frost walls) so there were no surprises later on and then an as built. Well location came down to the practical issue of where the drilling rig could reasonably get to.

[tis]

You can build a pretty good sized house on a half acre. You might have to move the well etc. but it can be done as long as the soil supports a septic system. You need to get somebody who really knows what they are doing to figure it out for you. Unless it is grandfathered you have to be 50ft. from the lake and need to leave part of the land untouched. In any event it can be done, but bottom line is you need a good professional to get the most out of the lot.

At one point we bought a half acre lot that had an existing 4 bedroom septic. If we remodeled the (two) little houses we didn't need a new septic but we wanted to put a new septic in because it was old and by doing so we were reduced to 2. I'm not sure why but it wasn't a big deal to us. But I do know people who have 3 on a half acre.

[mswlogo]

Originally Posted by tis

You can build a pretty good sized house on a half acre. You might have to move the well etc. but it can be done as long as the soil supports a septic system. You need to get somebody who really knows what they are doing to figure it out for you. Unless it is grandfathered you have to be 50ft. from the lake and need to leave part of the land untouched. In any event it can be done, but bottom line is you need a good professional to get the most out of the lot.

At one point we bought a half acre lot that had an existing 4 bedroom septic. If we remodeled the (two) little houses we didn't need a new septic but we wanted to put a new septic in because it was old and by doing so we were reduced to 2. I'm not sure why but it wasn't a big deal to us. But I do know people who have 3 on a half acre.

The lot in question is only 0.36 Acres. And the abutters are similar size.

I’ve seen buyers run from septic assessment that wasn’t as bad.

[tis]

Originally Posted by mswlogo

The lot in question is only 0.36 Acres. And the abutters are similar size.

I’ve seen buyers run from septic assessment that wasn’t as bad.

You know, I agree with you. Why go through the hassle and fights with the town and state? Just find something with a bigger lot. It's not like you have to buy that one.

[mswlogo]

Originally Posted by winterh

I am a bit confused by this and have a situation that may be similar. A small (.40 acres) lot that currently gets water from lake. If I do a well it will have to be within 75 ft of my state approved 4 br septic. I was told it would not be an issue if they added a sleeve. Are you saying that although I may be able to put the well closer to the leach field than 75 ft I am in danger of losing my 4 br designation should I need to replace the septic?

That’s exactly what happened. This is a similar size lot.

The wording is, that if your septic fails, the state *might* only grant a 2 bedroom rated septic. But chances are if it had a reasonable 3-4 bedroom septic they would allow replacing it.

As mentioned above, lots of waivers are granted. Like for like systems granted etc. all the time.

It all gets fuzzy too that you might even be allowed to (re)build a 3 bedroom with a 2 bedroom septic. Or just build a 2 bedroom with a den that has closets and a bathroom. And never have an issue.

My biggest concern is resale. Because it has this ugly comment of only 125 gal/day limit which equates to a 1 bedroom.

It makes no sense to me why the septic was rated down to 125 because a of a properly installed (town approved and sleeved) well. Well company basically said “you should be good, we do things right”. So your drill guy will say you are fine.

We might be overreacting on these technical labels.

[Biggd]

Originally Posted by mswlogo

It turns out the new well was put in 100% conforming. They added a 40 foot sleeve which essentially reduces the required set back proportionally depending how deep the sleeve is. All town approved. I thought for sure the assessor didn’t know it was sleeved and would adjust the load capacity back up to the original septic design. They specifically call out the new well as the reason for reduced load capacity. But they would not adjust it. It’s just to much money to risk what some board will approve or not approve some day. Everything was done by the book. I feel bad for the seller. But there are enough uneducated buyers out there that it will probably sell for the same money quickly.

I hope you find something but at this point in the summer I would be patient. Maybe things will slow down when the cold weather hits and you won't have to compete with the summer shoppers.

[ApS]

Originally Posted by mswlogo

The new property on Squam isn't likely to happen. We just got the septic site assessment and it was a pretty harsh report I didn't expect.....However, they put the well within the 75 foot radius of the leaching field, almost the whole leaching field is inside the 75 foot well radius (starting at 50 ft)...Are we being stupid or smart walking away? We were paying over asking....For the record, we've been through this Septic sh$t before. Our last home we got because the previous buyers backed out due to non state approved septic. When we went to sell we had a buyer at near asking price all lined up. We got the site assessment and it labeled it as "2-Bedroom seasonal". Buyers ran so fast the door didn't hit them on the way out. Next buyers were fine with it, but also a little bit lower selling price. I think this is all partly why I trapped myself into confirming we HAD to sell it.

Destroy the well and go back to lake water?

[mswlogo]

Originally Posted by ApS

Destroy the well and go back to lake water?

That doesn’t work well for 4 season use.
And that would severely lower its value to me or future owners.

Property was over $1.2m

Bottom line is that size lot is over constrained wether you have a well on it or not. You either compromise on using lake water or limited official septic capacity. I thought it was just enough that you wouldn’t need any special waivers or grants to make it what we want or future owners might want (staying within grand fathered footprints and capacities). But it’s more impaired than I thought for the money.

My guess is we could do what we wanted and everything would be granted. And it would hold its value and what we put into it. But if we decided to keep it as is use it for 5-10 years and then sell. It might not increase in value as much as a home without these constraints. And it’s not guaranteed we could do what we wanted either. It’s to risky.

We bought in 2003 for $685k and sold for $1.025m in 2020. It could never have a garage and has a similar constrained septic. I thought it was all due to setbacks from the water. Ours was a long strip along the water. But I’m learning it’s about acreage too. I didn’t realize a Well uses up acreage.

I don’t want to make that mistake again. I already know I’m probably buying at a peak (I’m ok with that). But I want to get something that will grow at a decent rate when the market does recover after the bubble bursts.

I don’t regret buying the place in 2003. Not trying to make a killing either. I just don’t want to be behind the curve again.

[fatlazyless]

Originally Posted by ApS

Destroy the well and go back to lake water?

For about $1000 you can get a Pyrotenax 125' x 1 1/4" heated black poly cpvc water line, made in Ontario, with an internal heat wire, and thermostat control that runs on 220-volts and uses 1888-watts for heating the water line from the lake, all year 'round, including the winter months. You can tell when the inside of the line at the embankment is getting slushy with ice inside because the needle in the pressure guage, 30-50 psi, will get very shaky as it tries to draw water up through the slush clogged line so you know it's time to turn up the heat by a tiny turn.

It comes in a large cardboard box and the only item not included is the foot valve.

Installation is just inches below the surface of the ground and threading it through a 2" pvc pipe under the rocky embankment, so it's a do-it-yourself type of an install.

For a high quality, low priced, shallow well pump, 1/2-hp, 30-gal tank and pressure switch, go to www.harborfreight.com

Drawing water from a drilled well is no guarantee it will be quality drinking water, and you can get quality Laconia town water for 25-cents/gal from the machine at the Gilford Hannaford. Like, how much faucet water do you actually drink or use for cooking, anyway?

[mswlogo]

Originally Posted by fatlazyless

For about $1000 you can get a Pyrotenax 125' x 1 1/4" heated black poly cpvc water line, made in Ontario, with an internal heat wire, and thermostat control that runs on 220-volts and uses 1888-watts for heating the water line from the lake, all year 'round, including the winter months. You can tell when the inside of the line at the embankment is getting slushy with ice inside because the needle in the pressure guage, 30-50 psi, will get very shaky as it tries to draw water up through the slush clogged line so you know it's time to turn up the heat by a tiny turn.

It comes in a large cardboard box and the only item not included is the foot valve.

Installation is just inches below the surface of the ground and threading it through a 2" pvc pipe under the rocky embankment, so it's a do-it-yourself type of an install.

For a high quality, low priced, shallow well pump, 1/2-hp, 30-gal tank and pressure switch, go to www.harborfreight.com

Drawing water from a drilled well is no guarantee it will be quality drinking water, and you can get quality Laconia town water for 25-cents/gal from the machine at the Gilford Hannaford. Like, how much faucet water do you actually drink or use for cooking, anyway?

That’s all fine and good. If you don’t mind knocking off $300k of value.

The property is fine as it is. No reason to not use the well. They are not gonna order that it be shutdown. It’s just if the septic does fail they might not grant a 3 bedroom size replacement. But they might grant a like for like system. And they might limit the number number of bedrooms/bathrooms more harshly than if it didn’t have this new label if someone wanted to rebuild. It does not change what’s there. But could handicap what could be done in the future.

It was just to many maybes and probably’s in the future for the price.

[ApS]

Originally Posted by fatlazyless

For about $1000 you can get a Pyrotenax 125' x 1 1/4" heated black poly cpvc water line, made in Ontario, with an internal heat wire, and thermostat control that runs on 220-volts and uses 1888-watts for heating the water line from the lake, all year 'round...For a high quality, low priced, shallow well pump, 1/2-hp, 30-gal tank and pressure switch, go to www.harborfreight.com

...Drawing water from a drilled well is no guarantee it will be quality drinking water, and you can get quality Laconia town water for 25-cents/gal from the machine at the Gilford Hannaford. Like, how much faucet water do you actually drink or use for cooking, anyway?

Wolfeboro sends a regular "disclaimer" with its billings: there, you can read where Wolfeboro fails to meet drinking water standards.

Harbor Freight shallow water pumps are marginal. The three I've bought for my Florida place have all "short-cycled", then quit altogether when not used for a few months. If you spend extra for their so-called "warranty", be sure to read this owner's experience:
https://www.complaintsboard.com/harb...rranty-c910704

Originally Posted by mswlogo

That’s all fine and good. If you don’t mind knocking off $300k of value. The property is fine as it is. No reason to not use the well. They are not gonna order that it be shutdown. It’s just if the septic does fail they might not grant a 3 bedroom size replacement. But they might grant a like for like system. And they might limit the number number of bedrooms/bathrooms more harshly than if it didn’t have this new label if someone wanted to rebuild. It does not change what’s there. But could handicap what could be done in the future. It was just to many maybes and probably’s in the future for the price.

A pleasant and modern chalet-style cottage nestled in the woods 500-feet from me (on Winter Harbor) was torn down this week. It was built 20 years after mine!

Cathedral pines were "harvested". Defective pines were left along the shoreline--certain to be removed in the near future.

This creeping "gentrification" will affect Lake Winnipesaukee in many ways; eventually, there will be a lush green lawn with what is effectively a B&B maneuvered to every treeless lot.

Squam Lake's septic considerations may save that lake from the overdevelopment that winterized retirement homes will bring.

[tis]

I can't help but wonder what one septic in one house does to the lake compared to hundreds of boats anchoring in the lake on a given day.

[mswlogo]

Originally Posted by tis

I can't help but wonder what one septic in one house does to the lake compared to hundreds of boats anchoring in the lake on a given day.

These are state rules and our home on Newfound had the exact same issue.

Guidelines today are helping improve all the lakes and water quality.

The biggest issues with water quality were caused from many decades ago, not from boats, septics or homes. But from farms (using DDT) and oiling the roads (with PCBs). But build up of homes and roads near the shores are contributing to allowing these contamination to enter the lakes through runoff. Removing the buffers.

One other issue today is every time you drop anchor and pull it up, you stir up PCB’s settled in the bottom.

[FlyingScot]

Originally Posted by tis

I can't help but wonder what one septic in one house does to the lake compared to hundreds of boats anchoring in the lake on a given day.

mswlogo's response is spot on. The other key thing to remember is that the concern is the total load of contaminants flowing into the lake. As population on the lake increases, we need to address all these things to make sure we don't destroy our already threatened water quality. So it's not one septic in one house or one boat--it's all the septics that need to be regulated, and all the boaters that should not be using the lake as a toilet.

[fatlazyless]

Originally Posted by ApS

Wolfeboro ..... Harbor Freight shallow water pumps are marginal.

I have a Jacuzzi 1/2-hp shallow well pump now for ten years or so, and it is magnifico ..... best pump ever!

Drawing water from the lake as opposed to a drilled well will maybe be a red flag that makes it impossible for a buyer to get a mortgage on your property?

Meanwhile, the City of Laconia has been drawing its' water out of Paugus Bay for over a hundred years, and the Town of Meredith draws its' water from Lake Waukewan, both are natural bodies of lake water as opposed to a drilled well going hundred's of feet into the ground.

[ApS]

Originally Posted by fatlazyless

I have a Jacuzzi 1/2-hp shallow well pump now for ten years or so, and it is magnifico ..... best pump ever! Drawing water from the lake as opposed to a drilled well will maybe be a red flag that makes it impossible for a buyer to get a mortgage on your property? Meanwhile, the City of Laconia has been drawing its' water out of Paugus Bay for over a hundred years, and the Town of Meredith draws its' water from Lake Waukewan, both are natural bodies of lake water as opposed to a drilled well going hundred's of feet into the ground.

My Jacuzzi pump has been flawless for 24 years! (Until yesterday: it's normal good pressure simply runs down, with no leaks detected).

Grammar alert on above: hold off on ALL apostrophe use, and stay mostly correct.