Having to go out and show property this morning in the snow made me revisits the importance of road building in the mountains. We don't get snow often, but even without it, let's face it, some of these mountain roads can still be hard for emergency vehicles to access.

In the event of an emergency, how important is it to you that you can be reached? It is something that needs to be considered when buying mountain property. So I felt it was necessary to forewarn those who want to have a vacation cabin or make their home in a retirement communy in the mountains they need to educate themselves on the difference between a good road access and a bad one.

A poorly designed or constructed road can be a major headache for a homeowner. It can limit access to your house, especially when the weather is snowy, icy or wet, and can also cause erosion and stream sedimentation that can lower the value of your property and destroy the beauty of the land. Also, find out who is legally responsible for maintaining the road to the property or house: the state, the developer, or the property owner. If the road to the property is private, make sure that you have legal access in and out to a state maintained road.

Accessibility to your home should be a major concern. Emergency vehicles such as fire and rescue will need a turn around space. This also applies to the large moving vehicles that will be loading and unloading. Place special attention to tree canopy as well as slopes and curves. To avoid these potential problems, plan ahead. Many communities do not have safeguards such as subdivision regulations so consider contacting your emergency services for consultation.

Road grades of 12% or less is desirable. A 12 % road grade means the road rises or falls approximately 12 vertical feet in each 100 feet of length. Unpaved roads with grades in excess of 12% erode easily and are difficult to maintain.

Road embankments should be stabilized and covered with healthy vegetation to help prevent erosion and localized land slides You should visit the property when it is raining to evaluate how well surface water drains off the site. Water should be diverted away from the road and the home site. Badly eroded roads, road embankments and ditches indicate an improper or non existent drainage system for the property. they also lower the value of your property and destroy the beauty of the land.

It may not be possible to find a mountain home without some road issues. Most counties in western North Carolina and north Georgia do not have very good development regulations. It is a buyer beware situation, but you can make a sound investment by hiring a knowledgeable realtor, be observant, and ask a lot of questions.

Clay County real estate is heating up! I'm not sure how the rest of you are doing but business has really picked up for me here in Hayesville North Carolina and Hiawassee Georgia. With two big closings on the books this month and a list of clients making appointments way into February. I think our market is awakening again. Perhaps it is the better interest rates or people are just tired of holding off; But we are very optimistic about our future here. Lake property and lake real estate is especially hot right now which is amazing since our mountain lakes are low in the winter. All I am saying is don't fret things will turn around.

We live in such a beautiful area, and we seem to be attracting a more affluent clientele. It's just what this area needs to infuse our local economy. Let's hope the trend continues.

Do you know what to look for when buying a mountain cabin? With very few building codes in our area are you sure you are working with a knowledgeable builder, developer, and realtor? If your realtor can not answer your questions then maybe you have the wrong realtor. Use a knowledgeable buyer's agent and be sure your interest is being represented.

Important Factors Before Buying Mountain Property

The ease of construction and the ability of a piece of land to adequately support a building are basic concerns of the home buyer and responsible builder. Site stability depends upon the land's slope, soil characteristics, and water drainage. it also depends upon human-made alterations to the land required to make it a more suitable building site. Certain types of soil are unsuitable for home construction. Some clay soils will expand as they absorb water and contract as they dry. The swelling and shrinking of the soil exerts great stress upon the foundation of the house. the house's foundation may crack severely unless it is specifically designed to tolerate such stress. Each country has a soil survey map which can be found by contacting your Soil and Water Conservation District county office. More on Site stability

Sewage Disposal

Approximately 75 percent of the homes in the western North Carolina and north Georgia mountains depend on individual sewage treatment disposal systems. However, a large percentage of the land, 90 % in some counties have severe limitations for conventional septic systems.

Every prospective property owner should realize that an adequate septic system approved by the Environmental Health Section of the county health department is required before a new home is allowed to be occupied or connected to a source of electricity. It is important to evaluate the site for septic suitability before the purchase of the property.

More on .... Sewage treatment on Mountain Land and mountain cabins

Drinking Water

Is there sufficient quantity and high quality drinking water for your home?

Residential drinking water supplies in the mountains may generally be divided into four categories municipal supplies, small water supplies, private individual or privately owned and shared. Municipal are classified as as community public water systems, and are regulated by the state and serve cities, towns and some rural areas. Small water supplies serve 15 or more homes and are regulated by the state and classified as community public water systems. Private individual water supplies using wells and springs serving individual residences and are not regulated by the state. Privately owned is shared water supplies using wells or springs which serve more than one home but are not large enough to be classified as community public water supplies and are not regulated by the state.

Storm water management

Storm water runoff is the rain or snow melt that runs off streets, rooftops,parking lots, lawns, and other land surfaces. as communities develop, more impervious surfaces are created and less rainfall can soak into the ground. this increases flooding and stream bank erosion. For some communities, there is federal, state, and local law regulating the quantity, quality and temperature of storm water.

Access

A poorly designed or constructed road can be a major headache for a homeowner. it can limit access for a house, especially when the weather is snowy, icy, or wet and can also cause severe erosion and stream sedimentation that can lower the value of your property and destroy the beauty of the land. also find out who is legally responsible for maintaining the road to the property or house: the state, the developer, or property owner. if the road to the property is private, make sure that you have legal access in and out to a state maintained road.

Flood Plains

The mountains of North Carolina receive the highest amount of rainfall east of the Mississippi River. Small creeks are as susceptible to flooding as large rivers, before buying or building a house, check to see how close the site is to any creek or river. ask residents of the area how high flood waters have risen on the property in the past. Communities that belong to the national Flood insurance Program have maps that show the flood prone areas within their community. these maps can be found in the county courthouse or city hall.

Stewardship of the Land

The natural beauty of our mountains is in large part what attracts so many to the area.The Blue Ridge Mountains support a wide variety of plants and animals, many unique to the southern Appalachians. By gaining an understanding of the complexities of your property's terrain and it's natural resources, you can help promote the existing character of this area by preserving the natural character of your own homesite. Prior to any land clearing activities, identify and protect features such as springs, streams, bogs, rock outcroppings, as well as existing vegetation, such as large trees and rare wildflower areas. work with your contractor to develop a site plan that enhances rather then eliminates, these unique features.

Solar Energy

The solar Energy potential of a homesite becomes increasingly important as energy cost continue to rise.Land on the south facing slope of a mountain receives direct sunlight for many more hours each day then land on the north facing slope. Houses on the south facing slopes are generally easier and less expensive to heat. They have the greatest potential for using solar energy for residential space and hot water heating. Houses on east and west facing slopes have less potential, and those on north facing slopes have minimal solar energy potential.

Mineral Rights

Under North Carolina law ownership rights to the minerals on or under the ground can be severed from the surface rights to the land and transferred as a separate estate. The owner of the mineral rights is legally entitled to use the surface of the property to reach and remove the minerals he or she owns. therefore before you buy property, check the deed closely to determine whether the mineral rights have been severed and belong to someone other then the owner of the surface rights to the property. The NC Division of Land Resources regulates all mining activities in North Carolina.

Dark Skies

A well placed homesite should blend into the existing area. this is especially important with ridge top homesite's, which can either be unobtrusive or eyesores. Some counties have adopted a local ridge top ordinance. Contact your county planning department to verify if your county has one. North carolina's "Ridge top Law" restricts development of buildings 40 feet or greater in height on identified protected ridges.

What is the capacity and type of septic system for the house? Soil characteristics, combined with other site constraints, give the environmental health specialist needed information to determine the Long Term Acceptance Rate (LTAR). The LATR can differ from site to site. The septic tank, however, should have a minimum capacity of 900 gallons for residential - most are typically 1000 gallons or more. An existing septic tank system of an older home may require expansion under today's rules or if an addition to the house is desired.

What is the age of the system and how frequently has the tank been pumped? A pumping/cleaning record of every three to six years is considered a normal preventative maintenance schedule. A properly maintained septic system should last a minimum of 15 years. This, however, may vary more or less due to unforeseen problems over those 15 years.

Does the lot have a suitable site for changing, repairing or adding the system? This can be a significant problem on lots that are smaller then an acre. Regardless, expansion or repair of the drain field must maintain a minimum setback of as much as 100 feet from surface waters or streams, depending upon the water quality classification assigned by the North Carolina Department of Environment and Natural Resources.

Is the drain field site adequately protected from surface and subsurface (groundwater flow)? Surface run off from up slope areas, roof drains, roads, and spring outlets can rapidly cause a septic system to fail.

Septic systems are designed to handle only the wastewater from the home. The county health department can help you answer these questions. You can also do some simple checks yourself. Run the water in the house and watch the lowest plumbing fixture ( A drain or toilet in the basement), for sewage backup. Outside, unusually lush, dark, green grass or vegetation, as well as moist areas over the drain field, indicate that the sewage may not be absorbed properly and that system rehabilitation may be needed. Check water drainage on the property during or right after a heavy rain. Raw sewage from a failing septic system may rise to the surface and stink during rainy periods.

Want to see more information on what to look for when buying mountain cabins visit our Homeowner's Tips

Sewage Treatment and disposal on an individual lot is done with the combination of a septic tank and a drain field. the effectiveness of a sewage disposal system depends largely on the soil characteristics of the drain field. The soils at a particular site may be inadequate for absorbing and properly treating the septic tank effluent if the bedrock is at a shallow depth, the slope is excessive, the water table is high, there is subject to flooding, or the soils are too dense. A failing septic system is a direct health hazard to you and your neighbors. It can contaminate surrounding drinking water supplies, pollute creeks and rivers, and cause an unpleasant odor in your home. There have been cases of people drinking contaminated with E. coli (a bacteria from both human and animal feces.)

If you are considering buying a mountain cabin or mountain land, obtain as much information as you can about the soil conditions and the existing septic system (if applicable). Locate the cabin's septic tank and drain field. The owner or real estate agent should be able to tell you where they are.

The septic tank and drain field should be at least 100 feet from the drinking water supply, preferably down-slope and never up slope of your water supply. since all septic tanks must be pumped periodically, the septic system should be accessible by truck. No trees or shrubs should be planted near the septic system because their roots could clog the drain lines or break the septic tank.

Sites identified for septic systems and sites where repairs are needed on existing septic systems must be designated through an evaluation by your county health department prior to any excavation and must remain unaltered through any site modifications such as cutting and filling. Septic systems may not be sited in cut and fill areas.