Country Living (septic, well water, etc.) ... who's done it?

LBV

LBV

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So I'm going to check out a half-acre place not far from Cookstown (400 & 89) on the weekend.

I've always lived on homes where I've got municipal water and a sewer system and where I don't need a snowplow to get out of the driveway.

This place has a well, septic, & a long driveway that my battery snow blower wouldn't be ideal for.

What am I possibly getting into and will I regret it?

For the snow situation, is attaching a plow to the front end of an ATV a thing? I'd rather buy that than a pickup truck with a plow.

All thoughts welcome from those that have done it ... tagging someone that I think has done it: @Jampy00 .

Thanks.
 
I grew up on a farm and lived on several acreages.
My coment is you will always have in the back of your mind
were your water comes from and where your shite goes!
The good thing is you will not hear your neighbours TV thru the walls.
Talk to the locals to get the "low down" on the property.
 
I grew up in the country. 1/2 acre lot should have a driveway that is easily plowed by a four-wheeler or smaller. To be honest, I'd be surprised if you needed anything larger than a two-stage snowblower. My parents have about 1/4 acre of gravel driveway and for years we just used ramming speed to get through most of the winter. Good practice. On the few worst storms of the year, a neighbour would plow them out. Now that they are older, a neighbour with a tractor keeps it clean for them.

Septic and well are no big deal if they are in good shape. Make sure you start with a freshly pumped septic and pay the extra for your home inspector to flow test the well and septic. Locals know which houses have bad wells as they turn over often.

Educate yourself to avoid expensive issues. No using bleach to clean the sinks and toilets or you kill the helpful stuff in the septic for instance. Try not to flush things more substantial than toilet paper as they hang out in the tank until you get it pumped.

Look at maps for local zoning and development applications and the OP. Those aren't necessarily bad but they can give you an idea of what's coming in the area. Example links below. Not sure on the exact address so you may need different maps for your area.

Interactive Map

GIS Interactive Map viewer. It's built using Open Source Technologies. OpenLayers, GeoServer and Postgres/PostGIS.
opengis.simcoe.ca opengis.simcoe.ca

innisfil.ca

Zoning

Learn more about the Zoning By-law and land use regulations for properties in the Town of Innisfil
innisfil.ca innisfil.ca


EDIT:
If you are scared away from "country living" but want some more space, there are developments with 1/2 acre or larger lots with water and septic. I wouldn't be scared away though.
 
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Same here. The main thing was power outages. Electric well pump means no water when the power is off. Plus, even if you did have water pressure from an elevated pressure tank, the electric water heater meant it was gonna be cold.

It took me a decade to unlearn that after moving to a place with municipal water and a natural gas water heater. Power outages here just mean you shower in the dark.
 
Ash said:
Same here. The main thing was power outages. Electric well pump means no water when the power is off. Plus, even if you did have water pressure from an elevated pressure tank, the electric water heater meant it was gonna be cold.

It took me a decade to unlearn that after moving to a place with municipal water and a natural gas water heater. Power outages here just mean you shower in the dark.
Click to expand...
Fill the bathtub before a storm to have lots of toilet flushing water.
 
Snow is heavier that area than the GTA, but not unmanageable.

Had well and septic in 1/2 my houses, some good, some bad. Things to consider for your waterworks:

Get professional inspection and test reports.

Your water system needs to deliver sufficient volume and flow so have the pump/pressure evaluated. It must also be free of bacteria, other contaminants, heavy mineralization, unpleasant odour and taste. If there is treatment equipment cleaning up the water, make sure it’s still current technology and working. If the well, pump or treatment gear isn’t up to current standards, I’d get an estimate on a redo.

Septics and weeping beds should be mapped and inspected as well for performance and conformance. They can be a limiting factor for any type of renovation/addition to your property - so if you have dreams or ideas for Reno’s/additions it’s best to see if your septic will support them.

There were a lot of low cost homes built in that area between 85 and 2000. To make houses cheaper, builders often put septics in the back yards, check that too as it can limit placement of rear yards pools, decks and your new motorcycle garage.

I built 2 homes in the early 90s, one in Holland Landing and another 5 km away in Sharon. The Holland Landing well and septic cost about $5000 at the time, but the soil and water table were different in Sharon - the well and septic there cost me $50k to install.

Best to know the cost and expected life of your waterworks as they can be expensive.

Good news is they are in millions of homes, they generally work trouble free delivering similar performance to municipal systems.

Bonus is you never pay water/sewer bills!
 
Mad Mike said:
Snow is heavier that area than the GTA, but not unmanageable.

Had well and septic in 1/2 my houses, some good, some bad. Things to consider for your waterworks:

Get professional inspection and test reports.

Your water system needs to deliver sufficient volume and flow so have the pump/pressure evaluated. It must also be free of bacteria, other contaminants, heavy mineralization, unpleasant odour and taste. If there is treatment equipment cleaning up the water, make sure it’s still current technology and working. If the well, pump or treatment gear isn’t up to current standards, I’d get an estimate on a redo.

Septics and weeping beds should be mapped and inspected as well for performance and conformance. They can be a limiting factor for any type of renovation/addition to your property - so if you have dreams or ideas for Reno’s/additions it’s best to see if your septic will support them.

There were a lot of low cost homes built in that area between 85 and 2000. To make houses cheaper, builders often put septics in the back yards, check that too as it can limit placement of rear yards pools, decks and your new motorcycle garage.

I built 2 homes in the early 90s, one in Holland Landing and another 5 km away in Sharon. The Holland Landing well and septic cost about $5000 at the time, but the soil and water table were different in Sharon - the well and septic there cost me $50k to install.

Best to know the cost and expected life of your waterworks as they can be expensive.

Good news is they are in millions of homes, they generally work trouble free delivering similar performance to municipal systems.

Bonus is you never pay water/sewer bills!
Click to expand...
Inlaws just replaced the tank and bed at the cottage. They installed oversize in case the next owners want to expand. Tank and bed for IIRC 5 bed, 4 bath was ~$25K. For the existing 4 bed, 2 bath, it would have been about $1500 less.

They had a map, building permits, inspections signed off from municipality for the original system. The system in the ground bore almost no relation to that permitted, inspected and signed off on.

Afaik, there is no good/easy way to confirm weeping bed layout or health. My parents have slight depressions where each leg runs that have developed over the years. We never drive anything heavy over them but if someone did and crushed them, I wouldn't expect any visible signs until things got really bad. A flow test is I think the best option. Conceivably someone could have an RC tank/camera to run through the pipes but I've never heard of it being done.
 
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We lived on an acreage in BC with city water and septic, had lots of neighbours with well water.

When we bought, we got a separate septic inspection, but it didn't reveal much. After living with that undersized system from the early '80s for a few years (including navy showers and generally limiting use as much as possible), we decided to replace with a larger system. The contractor we hired revealed a bunch of stuff the original inspection missed, and the upshot was we got lucky that the system hadn't failed. We were also lucky that the original system was built into a slope, so with some landscaping we were able to have a new field installed over the old one and didn't have to pay for removal and remediation. That would have easily doubled, if not tripled, the cost. In other words, do your research on your inspector and make sure they're qualified with septic and wells. Lots will claim they are, but there's less regulation in Ontario for that expertise.

Basically what I learned is that a well-maintained septic system that's suitably sized for the number of occupants is no big deal, and fairly easy to live with. Type 1 systems are fairly self-sufficient, and the biggest layer of complexity is maybe a high level alarm or other indicator that it's not draining properly. Type 2 and 3 are usually only needed if you are limited in your field size, but require a bit more maintenance and attention to make sure they're working properly. Beyond that, you just need to be more careful about what chemicals/detergents go down the drain, as well as making sure your toilet paper is suitable (most brands are fine). Some will recommend a pump-out every 1/2/3 years, but our septic guy claimed a properly sized and maintained system could go a decade plus without a pump-out.

As MM notes above, knowing exactly where your field extends to is critical. It's more than just limits on where you can build, it also affects the kind of equipment you can bring onto the property. E.g. you don't want a landscaper to drive a backhoe across the field or any other heavy equipment or vehicles anywhere near it.

For well water, we were on city, but most in the area were on well. It was a real problem in BC, as a dry summer often meant wells drying up and they needed to truck in water. I suspect that's less of an issue in Ontario, but something to check for. Another thing to pay attention to is any proposed development. Near where we lived in an area called Whonnock, a huge cannabis grow-op was built which was planned to draw from well water. Needless to say, with the already limited ground water in the area, this was cause for concern for the nearby residents worried the operation would drink their milkshake. We moved away a couple years after it was built, and both summers had plenty of rain, so I don't know if the fears were founded or not...
 
Priller said:
Basically what I learned is that a well-maintained septic system that's suitably sized for the number of occupants is no big deal, and fairly easy to live with. Type 1 systems are fairly self-sufficient, and the biggest layer of complexity is maybe a high level alarm or other indicator that it's not draining properly. Type 2 and 3 are usually only needed if you are limited in your field size, but require a bit more maintenance and attention to make sure they're working properly. Beyond that, you just need to be more careful about what chemicals/detergents go down the drain, as well as making sure your toilet paper is suitable (most brands are fine). Some will recommend a pump-out every 1/2/3 years, but our septic guy claimed a properly sized and maintained system could go a decade plus without a pump-out.
Click to expand...
I've never seen a gravity-fed residential system with an alarm (including the one the in-laws just had installed by a company that only does septic systems).

My brother bought an old house with a brick well. Presumably the well doesn't flow well as they have ~500 gallons of storage in the basement. Well pump pushes into storage at 1 gpm. You can take it as fast as you want out of storage. If the well ran out, you could transfer water directly into the storage tanks. This is their first summer. No water issues yet. It's not a terrible way to solve a low-flow problem. Obviously water out of the tanks must be treated as they have the potential to grow.
 
GreyGhost said:
Inlaws just replaced the tank and bed at the cottage. They installed oversize in case the next owners want to expand. Tank and bed for IIRC 5 bed, 4 bath was ~$25K. For the existing 4 bed, 2 bath, it would have been about $1500 less.

They had a map, building permits, inspections signed off from municipality for the original system. The system in the ground bore almost no relation to that permitted, inspected and signed off on.

Afaik, there is no good/easy way to confirm weeping bed layout or health. My parents have slight depressions where each leg runs that have developed over the years. We never drive anything heavy over them but if someone did and crushed them, I wouldn't expect any visible signs until things got really bad. A flow test is I think the best option. Conceivably someone could have an RC tank/camera to run through the pipes but I've never heard of it being done.
Click to expand...
Most inspectors can ‘see’ the location of tank and bed - experience. Any system built after 1980 should be consistent with the plan on file with the municipality. Before that there was no final inspection, so you filed a plan then did whatever you wanted!

For the bed, inspectors look at the distribution taken (if it has one), then environmental clues like excessive or uneven grass growth, doors or soggy ground over the weeping area. They may also use metal prods and techie soil test tools.

For the tank, they will check for sludge, scum layering, and if the system has a macerator pump or alarm, they should test that.
 
Mad Mike said:
Most inspectors can ‘see’ the location of tank and bed - experience. Any system built after 1980 should be consistent with the plan on file with the municipality. Before that there was no final inspection, so you filed a plan then did whatever you wanted!

For the bed, inspectors look at the distribution taken (if it has one), then environmental clues like excessive or uneven grass growth, doors or soggy ground over the weeping area. They may also use metal prods and techie soil test tools.

For the tank, they will check for sludge, scum layering, and if the system has a macerator pump or alarm, they should test that.
Click to expand...
The original tank was post 1980. Late 90's iirc. Obviously the municipal employee was either corrupt (saw they did things wrong and signed off) or incompetent (didn't bother looking and signed off). They have design plans signed and final inspection signed and dated.

Weeping bed at the cottage doesn't give you many clues. The load it experiences is miles below design load and area is shade so growth is minimal. I hand-dug the original bed to see if it could be re-used to save money. Between it going uphill from the tank, it being completely separated and it being <30% of the designed/inspected length, there has never been a functioning bed at that the cottage. Apparently, the tank can deal with 8 people for two days and then a week to leak out.
 
Lots of good info, thanks everyone.

Inspection is mandatory I've learned ... depending on what happens I may be reaching out for a recommended inspector.
 
GreyGhost said:
I grew up in the country. 1/2 acre lot should have a driveway that is easily plowed by a four-wheeler or smaller. To be honest, I'd be surprised if you needed anything larger than a two-stage snowblower. My parents have about 1/4 acre of gravel driveway and for years we just used ramming speed to get through most of the winter. Good practice. On the few worst storms of the year, a neighbour would plow them out. Now that they are older, a neighbour with a tractor keeps it clean for them.

Septic and well are no big deal if they are in good shape. Make sure you start with a freshly pumped septic and pay the extra for your home inspector to flow test the well and septic. Locals know which houses have bad wells as they turn over often.

Educate yourself to avoid expensive issues. No using bleach to clean the sinks and toilets or you kill the helpful stuff in the septic for instance. Try not to flush things more substantial than toilet paper as they hang out in the tank until you get it pumped.

Look at maps for local zoning and development applications and the OP. Those aren't necessarily bad but they can give you an idea of what's coming in the area. Example links below. Not sure on the exact address so you may need different maps for your area.

Interactive Map

GIS Interactive Map viewer. It's built using Open Source Technologies. OpenLayers, GeoServer and Postgres/PostGIS.
opengis.simcoe.ca opengis.simcoe.ca

innisfil.ca

Zoning

Learn more about the Zoning By-law and land use regulations for properties in the Town of Innisfil
innisfil.ca innisfil.ca


EDIT:
If you are scared away from "country living" but want some more space, there are developments with 1/2 acre or larger lots with water and septic. I wouldn't be scared away though.
Click to expand...
All solid advice. Not sure how long the OP`s driveway would be but I`ve lived in Barrie and now Kawartha Lakes, seen some heavy snowfalls. A powerful ATV with a plow should do it unless it`s 200 feet long. Probably tractor/plow time then.
 
Glenn/RZ500 said:
All solid advice. Not sure how long the OP`s driveway would be but I`ve lived in Barrie and now Kawartha Lakes, seen some heavy snowfalls. A powerful ATV with a plow should do it unless it`s 200 feet long. Probably tractor/plow time then.
Click to expand...
If it's a 1/2 acre lot with a 200' long driveway, it is exceedingly narrow (<80'). That's a strange shaped lot (although some lots in the marsh are much narrower and longer). Most 1/2 acre lots are in the ballpark of 130x160. That limits driveway to <100' and most <50' so there is some backyard behind the house. Short driveways with lots of maneuvering make snowblowers easier than four-wheelers. If you have a long driveway, the four-wheeler will be faster (until the berm inevitably narrows the driveway and you need to use a snowblower to open it up again).
 
Had a cottage with holding tank and well water. It was downhill from a small cattle farm, needless to say the water test wasn't pleasant reading.
 
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klr_guy said:
Had a cottage with holding tank and well water. It was downhill from a small cattle farm, needless to say the water test wasn't pleasant reading.
Click to expand...
As a kid, we didn't get water tests. The water tasted great and nobody got sick. My parents got it tested after I moved out and the lab disagreed. Now they have thousands of dollars in filters and UV lights and Nobody is getting sick.
 
Currently living with septic and a cistern. It is surprisingly easy to live with... there has been a few hiccups I suppose. Just recently had the pressure tank replaced. Would really like a reasonably priced system to monitor the water level in the cistern... for now we just check it with a dipstick if there's doubts.

Absolutely get the septic & water system inspected BEFORE you buy a place.
 
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You run out of area with a ATV/plow after a few large snowfalls create banks. Just get a good snowblower (a $3000 Ariens will easily and quickly take care of a huge driveway).

Talk to the neighbours and ask about what internet is available and if they ever run out of water (well depth and performance will be similar if the neighbours are fairly close and wells were dug/drilled properly.

If it doesn't have a wired generator just get a $2500 Generlink put on the meter and buy a $1000 generator and you'll easily run most/all of the house with any power outage.

Country living is quiet. You have to like that. If you don't have friends that visit or make some in the area it can be VERY quiet which you may like or not. If you're going to miss sitting in the garage with the door open chatting with everyone that walks by each evening you may find country life not for you. People drop by, and you go visit people, but again it depends on how close people are.
 
I'm on 5 acres.
On well water, septic and propane.
My driveway is almost 1km from end to end. It's gravel.
Got a uv filter, water softener and r/o for drinking water.
Got a tractor with plow and snow blower for driveway.
Looking into a zero turn for a 2nd grass cutter.

Power goes out less here than when I lived in a subdivision in Georgetown.
No complaints, except wish I was further away from Brampton.

If you like the house and property and the price meets your budget. Go for it.
Don't wait to buy land, buy it and wait...
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