In purchasing land, access to all the much-needed basic services- water, electricity, gas, sewage, and internet-is necessary. Utilities significantly affect the cost of developing the land and define its overall value. They influence the livability of the land; if you are new to buying land or planning to develop a land purchase, this tutorial takes you through everything you should know to verify utility access.

Utilities: What They Are and Why They Matter?

Essential Utilities to Look For

What we generally refer to when we say ‘Utilities’ is the following:

1. Water Supply: An uninterrupted source of potable, cleansing, and landscaping.
2. Electricity: This powers all of the modern appliances, lighting systems, and heating/cooling systems in place.
3. Gas: This is usually used for heating and cooking.
4. Sewer or Septic Systems: Handles waste and ensures sanitary conditions.
5. Internet Communication-Purpose: For work, studying, and entertainment.
6. Garbage Collection: An overlooked utility that is essential for cleanliness.

Why Utility Access is Critical

1. Property Development: Without utilities, you may face delays or high costs for installation.
2. Livability: Water, electric, and wastewater systems living the life day-to-day
3. Resale value: Land with no utilities tends not to attract buyers, bringing down its market worth.

How to Check If a Lot Has Access to Utilities

Step 1: Analyze the Property Documentation

Start by reviewing the paperwork associated with the lot:

• Deed or Title Report: These documents may outline existing utility easements or rights-of-way.
• Flat Maps: Subdivision maps commonly show utility locations, such as existing power lines or water mains.

Step 2: Perform a Site Survey

Visit the property to look for physical signs of utilities. These include:

• Utility Poles or Lines: Visible power lines indicate potential electricity access.
• Water Meters or Fire Hydrants: Suggest a connection to the municipal water supply.
• Gas Line Markers: Yellow flags or pipes can indicate gas line presence.
• Manhole Covers: Often associated with sewer or drainage systems.

Step 3: Contact Local Utility Providers

Utility companies are a reliable source of information. Here’s what to ask:

• Electric Company: Check whether the property is linked to the grid and ask what the costs would be to install an electricity service if it is not.
• Water & Sewage Authority: Check whether there is municipal water and sewage disposal.
• Gas Company: Check if natural gas lines run near the property.
• Internet Service Providers: Ask about broadband availability and speeds.

Step 4: Consult Local Government Offices

Reach out to the following departments for additional insights:

• Planning and Zoning Department: They often have maps of utility lines and easements.
• Public Works Department: Can provide details about municipal water and sewer services.
• Building Permits Office: Past permit records can indicate whether utilities have been installed.

Step 5: Use Online Tools

Many counties offer Geographic Information System (GIS) tools that display utility lines and infrastructure locations. Some utilities also have dedicated online maps or resources to check service availability.

Utility Easements: The Important Facts You Should Know

What is an Easement?

An easement is a legal right for utility companies to enter into certain portions of your property for installation or maintenance of facilities. In most cases, easements will be recorded in the property deed or survey.

Why Easements Are Important

• They can simplify utility installation processes.
• Easements may restrict certain uses of your property, such as buildings in designated areas.

How to Verify Easements

• Review Title Records: Easements are often included in title documents.
• Check Survey Maps: These maps highlight easement boundaries and their relation to your lot.

Specific Considerations for Rural Properties

Utility access can be more complicated in rural areas. Here’s how to tackle common challenges:

Water

• Check for Existing Wells: If no municipal supply is available, verify if the lot is functioning well.
• Drilling Options: Research the cost and feasibility of drilling a new well if necessary.

Electricity

• Distance from Power Lines: If lines are far away, installation costs can rise significantly.
• Off-the-Grid Utilities: Solar panels and generators may serve as substitutive options for those who reside in remote areas.

Sewer

• Soils Test for Septic System Suitability: Test soil through a professional for septic installation, if municipal sewage is not available.

Internet and Communications

• Satellite Internet: A viable option if broadband isn’t available.
• Mobile Hotspots: Check for cell service quality to assess mobile data reliability.

Costs Associated with Connecting Utilities

Electricity

• Extending power lines: $10,000–$30,000 per mile.
• Connection to existing lines: $500–$2,000.

Water and Sewer

• Tap-in fees: $1,000–$5,000, depending on local rates.
• Installing a septic system: $3,000–$10,000.

Gas

• Connection fees: $500–$2,000.
• Propane tank installation (if natural gas is unavailable): $1,500-$2,500.

Internet

• Fiber installation: $500–$5,000, depending on proximity to infrastructure.
• Satellite internet setup: $300–$600.

Red Flags to Watch For

• No Nearby Development: Indicates limited infrastructure.
• Lack of Physical Indicators: No utility poles, meters, or manhole covers could mean no services are installed.
• Unmarked Property Boundaries: Makes identifying easements or utility access difficult.
• Disputed Utility Rights: Ensure no legal battles over easements or service access.

Practical Tips for Evaluating Utility Access

• Work with a Real Estate Agent: Experienced agents can provide insights about utility access in the area.
• Hire a Land Surveyor: Professional surveys can identify utility lines and easements on your property.
• Speak to Neighbors: Nearby residents can offer first-hand information about utility availability and reliability.

FAQs

1. Can I develop a lot without utility access?
   Yes, but may require off-grid solutions such as solar panels, wells, or septic systems, which could make the costs go up.
2. How long does it take to set up all the utilities on a property?
   The utility under consideration and location generally influence this temporally, as it might range from weeks to some months.
3. Who pays for utility connections?
   Typically, the property owner is responsible for connection costs unless otherwise negotiated.
4. How much will it cost to run power to a property in a rural area?
   The average cost of extending power lines will vary significantly, costing anywhere from around $10,000 to about $30,000 per mile, depending on location.
5. Will I need any permits to install utilities?
   Yes, most utility installations require permits. Check with local authorities for specifics.

Conclusion

Knowing how to check if a lot has access to utilities is vital for any land purchase or development project. Thorough research, expert consultations, and leveraging available tools can help ensure the lot meets your needs and saves you from unexpected costs. Always take the time to understand the infrastructure surrounding the property to make an informed decision.