Buying a lake community home in the winter

[BillTex]

A functioning septic system should work fine through the winter.

Having said that, if you like “most” of the property-buy it! Lake house don’t sit around for long. If for some reason, it doesn’t work for you, sell it at a profit down the road…
I dont know anybody who doesn’t love their lake house.

[Descant]

Originally Posted by BillTex

A functioning septic system should work fine through the winter....

If you're putting dye through the system for a test, it needs to have a fair amount of flow to determine viability. Yes, it should function all winter, but one flush to a system that is inactive doesn't make a valid test.

[BillTex]

Originally Posted by Descant

If you're putting dye through the system for a test, it needs to have a fair amount of flow to determine viability. Yes, it should function all winter, but one flush to a system that is inactive doesn't make a valid test.

Not 100% sure of NH, septic tests I have witnessed are based on a flow rate (GPH). Not a single flush.

[Descant]

Originally Posted by BillTex

Not 100% sure of NH, septic tests I have witnessed are based on a flow rate (GPH). Not a single flush.

Exactly. That's why it is difficult to get a good test on a system that is not in routine operation.

[tis]

So how does that affect this new law that every septic must be tested when a house is sold?

[John Mercier]

The buyer has to have it evaluated and it has to pass, or the sale will not go through until a new system is installed.

[tis]

Originally Posted by John Mercier

The buyer has to have it evaluated and it has to pass, or the sale will not go through until a new system is installed.

So as they are saying if it's difficult to get a good test in the winter, is this law not worth much?

[John Mercier]

Originally Posted by tis

So as they are saying if it's difficult to get a good test in the winter, is this law not worth much?

I don't know how they evaluate the septic system.

[Biggd]

Originally Posted by John Mercier

The buyer has to have it evaluated and it has to pass, or the sale will not go through until a new system is installed.

Why would the buyer be responsible for this?
It seems to me this should be on the seller.

[John Mercier]

https://www.des.nh.gov/news-and-medi...ic-evaluations

[Biggd]

Originally Posted by John Mercier

https://www.des.nh.gov/news-and-medi...ic-evaluations

So, where does is say the buyer id responsible for this?

[John Mercier]

Originally Posted by Biggd

So, where does is say the buyer id responsible for this?

'Starting September 1, 2024, buyers of waterfront property...'

Very first sentence.

[Biggd]

Originally Posted by John Mercier

https://www.des.nh.gov/news-and-medi...ic-evaluations

So this really only applies to properties within 250' of the lake.
This must be why I see a lot of waterfront properties marked "contingent" for quite some time, instead of "under agreement"?

[BillTex]

Originally Posted by Descant

Exactly. That's why it is difficult to get a good test on a system that is not in routine operation.

Sorry-I don’t understand why this would be any more difficult in the winter?
Maybe you need to locate the pump out and shovel the snow?

Other than that, the septic tests I have observed involved a calculation of flow rate from a hose ( 5 GPM target) and then the hose was placed in the pump out for a period of time while the fluid level was observed.

Other than dealing with snow/cold I don’t understand why this would be any more difficult in winter. A properly functioning system must be capable of flow in all seasons.
Can you explain what I am missing?

Thx, Bill

[chocophile]

We bought our seasonal home in February 2001, and it has worked out very well. But it was definitely a risk, and various expensive things could have gone wrong.

I agree with the comments about septic and water: do your best to understand what problems you are buying. Assume there are some problems. In the worst case, can you solve the problems with just money?

The other aspect is the neighbors... we have terrific neighbors, but it's hard to determine that when no one is around.

We looked at one home that was next to a cottage colony; in the winter it's quiet but during the summer it is very active and noisy. We passed on that home, and we are very glad now. Others like that vibe, but not us.

Our friend at the time gave us good advice: don't worry as much about problems that money can solve. In other words, things like location, physical surroundings, and neighbors are much more important.

Mitigate and understand your risks as much as possible. Good luck!

[Biggd]

Originally Posted by chocophile

We bought our seasonal home in February 2001, and it has worked out very well. But it was definitely a risk, and various expensive things could have gone wrong.

I agree with the comments about septic and water: do your best to understand what problems you are buying. Assume there are some problems. In the worst case, can you solve the problems with just money?

The other aspect is the neighbors... we have terrific neighbors, but it's hard to determine that when no one is around.

We looked at one home that was next to a cottage colony; in the winter it's quiet but during the summer it is very active and noisy. We passed on that home, and we are very glad now. Others like that vibe, but not us.

Our friend at the time gave us good advice: don't worry as much about problems that money can solve. In other words, things like location, physical surroundings, and neighbors are much more important.

Mitigate and understand your risks as much as possible. Good luck!

I remember a guy telling me years ago that he bought a condo in Laconia during the winter only to find the neighborhood was overrun by Hells Angels during the summer months. He eventually sold at a loss, swearing off the Lakes region!

[Descant]

Originally Posted by BillTex

Sorry-I don’t understand why this would be any more difficult in the winter?
Maybe you need to locate the pump out and shovel the snow?

Other than that, the septic tests I have observed involved a calculation of flow rate from a hose ( 5 GPM target) and then the hose was placed in the pump out for a period of time while the fluid level was observed.

Other than dealing with snow/cold I don’t understand why this would be any more difficult in winter. A properly functioning system must be capable of flow in all seasons.
Can you explain what I am missing?

Thx, Bill

It appears we're talking about a winterized house. Without more detail, that likely means no water for that hose you so casually pull out. In some communities, the entire water system is drained for the winter. Nothing flowing through the septic, so frozen ground deeper than might occur on an operating system. If you don't have exact measurements for the pump out, driving a rod into frozen ground may not be easy or successful. If you want to take core samples from the leach field, also very difficult. At my place there is gravity feed from toilets, etc. to the tank, then to the macerator pump, then up to the leach field. Many people remove the pump for the winter.

[BillTex]

Originally Posted by Descant

It appears we're talking about a winterized house. Without more detail, that likely means no water for that hose you so casually pull out. In some communities, the entire water system is drained for the winter. Nothing flowing through the septic, so frozen ground deeper than might occur on an operating system. If you don't have exact measurements for the pump out, driving a rod into frozen ground may not be easy or successful. If you want to take core samples from the leach field, also very difficult. At my place there is gravity feed from toilets, etc. to the tank, then to the macerator pump, then up to the leach field. Many people remove the pump for the winter.

Yes, our (point) well is also shut down for winter. I would think a tank of water could/would be brought in. Can’t imagine how else flow rate of septic system could be determined?

Has anyone else had a septic system tested in winter while water supply is shut down?
Did you need to wait until spring?

It is an interesting scenario.

In any case, OP has bailed on this one. Everything happens for a reason…