The Money Pit

So your client is purchasing a home. Do you think they might desire to be made aware of a pit on the property which state regulations may require them to pour lots of cash into without receiving anything in return? Why is it when I bring up this subject the Realtor turns green and never calls me to book an inspection again? There are several Realtors who have become very upset with me over this subject. They are of the opinion it is not an issue I should raise. To repeat one comment: "What does that have to do with the house?" 

Do you think if I am aware of something on the property that could require in excess of a thousand dollars our client might be interested in knowing about it? Even if it might not have one thing to do with the house? I think they would, and so should you. Some home inspectors choose to ignore this issue. I have heard several say: "I don't write that up, I am being paid to inspect the house. What does that have to do with the house? What about our fiduciary responsibility to look after our client's interest as it relates to the purchase of this home. I am firmly convinced that putting the client first is looking after your interest as the Realtor as well as that of the client. 

I am talking about something that is more prevalent than you may realize. You might think that they are only found out in the country, but you would be wrong. I find more in municipalities than in the country where for the most part they remain in use. What the heck is this nut talking about this time? It's abandoned wells. The comment from sellers, buyers and Realtors when I bring up the subject is: That thing has been here forever. It's covered up and safe. What's the big deal? I hate to be the one to inform you, but it is a BIG DEAL. An abandoned well, being defined as one which is no longer being used, are required to be closed per Health Department Regulations. The official line is "... drilled, dug, driven, bored, or otherwise constructed vertical water well determined to have no further beneficial use. Closed however is the BIG WORD. The official lingo is "Well Decommissioning." What does closed (decommissioning) mean?

When you think about an abandoned well, the first thought that comes to your mind is it may be unsafe because some kid may fall in it. Believe it our not, although that is an issue, it is the least of the problems possible from an abandoned well. A well is an open source to the ground water supply through which contamination can enter the water supply of all who access it. The result is sick people. This is why wells are regulated by the Health Department. 

I will address this as a Forsyth County issue for a well with standing water which is what I am most familiar with. Be aware that this is a state issue and although the specifics may vary a little from county to county, this is required everywhere in this state. Requirements may vary for different types of wells and for wells which are dry. In Forsyth County the first thing you need is a permit to close the well, cost $125.00 and you haven't even started yet. An inspector from the Health Department must be present during the closing of the well as does a Certified Well Driller who is required to supervise the work whether he does the work or not. Removal of all plumbing, piping or obstructions. There was a time when it was common to use washed stone to fill well's. Washed stone is no longer allowed. The water must first be pumped down and chlorinated per the proper formula. The well must be filled with clean soil to ten foot below the surface of the ground. The well must be capped with 12" of concrete extending 12" outside of the well tile and then the balance of the ten foot hole filled with clean soil. If the top twenty feet of well casing is grouted, which is unusual on an older well, the cap may be allowed to be installed closer to the surface. 

After all of this procedure is followed, to quote "North Carolina Well Abandonment"; "Any person abandoning a well must submit a record of abandonment (form GW-30) to the Groundwater Section within 30 days after completion. The procedures for abandonment apply regardless of the age of the well or length of time the well has been used. A certified well contractor must be used to abandon all wells in North Carolina. However, the well owners may abandon their own well if done in accordance with 15A NCAC 2C .0100."

When you have an operation involving a Health Department Inspector, certified well driller, backhoe, dump truck and a few construction types, it ain't going to be cheap. Total cost could be from $900 to $1,500. A well which is difficult to access could cost even more, like the one I see under back porches. If it exists on the property and is not in use, this is not an option, it is a requirement. Fail to deal with it now, get caught, and your client will pay for it later. 

Abandoned wells should be an issue that you address as part of you listing process. If you see a well casing or well house in the yard or an old pump and/or tank in the basement or crawl space you need to inquire if the well has been closed. Ask for a copy of the permit. Check with the Health Department to verify that the well has been properly closed. 

There is another option. Use the well for watering the yard or washing the car which then makes it of "beneficial use". This however may require a new pump and tank or work on the well to make the water safe for drinking which it will be required to be. This may cost more than closing the well. 

Be aware that a certified well contractor must be present at all times when well contractor activities are being conducted in North Carolina. Well contractor activities are defined as the construction, installation, repair, alteration or abandonment of any well. The civil penalty that may be assessed for conducting well contractor activities without a certified well contractor present has been raised to $1,000. Fill that well yourself and you could be buying an even more expensive problem like a thousand dollars and the cost of opening the well back up and closing it properly. 

To verify that your well contractor is certified, just ask to see his/or her certification card. Certification is renewed annually and an expiration date will be printed on the card. You can also search the well contractor database to look for certified well contractors in your area. Go to the Ground Water Section's Web site at "http://gw.ehnr.state.nc.us" and click on "well information." This site also has a "Well Abandonment Brochure" which you can print out. 

For additional assistance with well or certification questions, contact:

North Carolina Department of Environment & Natural Resources at (919) 733-3221.

Thought for the week
 
How is it one careless match can start a forest fire, but it takes a whole box to start a barbecue?