Percolation

Finally!!!! The incessant rains quit for a few days and I was able to get some heavy equipment onto the property!   I had already paid the county for 7 additional percolation (perc) tests before the Health Department changed the sanitation rules last summer.  Having a perc on the property increases the value significantly because it guarantees that a house can be built with a septic system.  This property has a bad reputation for percs, which I've since learned is completely unfounded.  The previous owner had tried "hundreds" of percs and was only ever successful 1 time.  You can only try a perc one time per location....if it fails, you can never go back.  However, he always drew the same Health Department sanitation expert who was tired of so much development in the county and would always look for any reason not to pass additional percs.  When I called my excavator to schedule the percs, I was sure to avoid this knucklehead.  I've never seen a perc test done, so I thought I'd stick around and watch for a while to see what it was all about.

And I quickly learned that it's a decidedly low-tech approach.   First, a backhoe digs a 6-foot deep hole at the perc site.  The Health Department folks then look into the hole to see what kind of dirt, rock, and clay it contains.  At this point, they can simply say "no" based upon their judgement.  (This is where the property always failed before...purely on judgement).   However, once these guys clear the deep hole, then three additional small holes are dug around the deep hole.   Water is poured into these shallow holes and a measurement is taken.  The water must "perc" through the ground at 3 inches in thirty minutes.  It's a bit nerve wracking when sitting around waiting for it to perc.

But, with the right guys in place, it only took 9 deep holes to get 7 additional percs on the land!  Whooohoooo!   Three are near the glamping site and will allow for lots of growth once the business is wildly successful.  The other 4 are for future investment opportunities.

Meanwhile...I'm still waiting on the final grading permit.

Permits, Red Tape, and Rain

Glamping site...someday

Progress continues to be slow as we crawl at a snails pace toward ground breaking.  There has been some progress.  The new entrance permit on the county road has been approved and they are not requiring a new culvert.   I still have to move the existing gate, but at least I should be able to keep these unexpected costs within reason.  I've also been told that the grading permit is approved!  This is a major step forward which gets me around all of the EPA wetland red tape that had threatened to derail the entire project.  I still don't have the physical permit which I need prior to getting my excavator onto the site with his equipment.

This usually dry (and always mowed) "Wetlands" would require  $1500 permit, $2500 engineering, and 4 month public comment period to drain.   Or I could stay 25 feet out of them.  Guess which I chose?

The current stumbling block is the perc (sewage disposal) on the site.  I have an approved perc, but it is 1300 feet from the bath house and is about 20 feet above grade.  This all adds up to significant additional expense because I'll have to pump the water so far away and uphill.  I had new perc tests scheduled for this week for much closer to the site (and downgrade for gravity flow), but the incessant rain has forced me to cancel all of those.  I still have no word on when they can be rescheduled (or when this freakin' rain will stop).

I also met with a lawyer to discuss how to structure the business so that all other assets are protected in case of a lawsuit.  It's very disheartening that you have to take such a CYA appoach here in America.  But with the continuous flow of TV ads from sleazy ambulance chasing lawyers promoting "slip and fall" cases, it's just a fact of life in doing business in this lawsuit crazy culture.  Additional costs for legal insurance will be needed.

It's also a mixed bag of news for renting out the house.  Unfortunately, it's renting very, very well this year.   While that means better cash flow, it also means that I'll be spending more time up in Pennsylvania and more time on the road with a 2 hour daily (each way) commute to the glamping site as construction commences.  I guess that I'll do a little bit of more primative camping in the coming months.  :-)

So, still not much to share on the "construction front".  I'll keep you all posted.