Finney County Conservation District

Moving to the Country? Here are just a few things to think about:

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• Access

  • Emergency response times

  • Others finding your house

  • Unpaved roads

  • Delivery fees to rural areas

  • Entrances and driveways in rain and snow

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• Utility Services

  • Electric, internet, phone, sewer, water, gas, cable, trash removal

  • Power outages

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• Property

  • Check county zoning and building department before building

  • Mineral rights, easements

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• Mother Nature

  • How will the weather affect your property

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• Agriculture

  • Neighbors, know the area and what is in the norm, what to expect.

  • Farmers

  • Weeds

  • Animals

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• Right to Farm

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• Questions to Ask

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-Access:

The fact that you can drive to your property does not necessarily guarantee that you, your guests and emergency service vehicles can achieve that same level of access at all times. Some things you should consider:

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Unpaved roads are not always smooth and are often last to be cleared of ice and snow. You will also experience an increase in vehicle maintenance costs (more tire repairs) when you regularly travel on unpaved roads. Also, unpaved roads generate dust. Dust is a fact of life in the country.

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If your road is unpaved, it is highly unlikely that the County will pave it in the foreseeable future. Check with the County Public Works when any statement is made by the seller of a property that indicates an unpaved road will be paved.

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When considering where to locate entrances and driveways be sure they will be passable during rainy or snowy weather. New entrances and culverts, etc. must meet county and township guidelines.

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If you build a gated entrance, be sure it is recessed back off the road enough so you can park in your drive fully off the main road, while you lock or unlock your gate.

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School buses travel only on maintained roads that have been designated as school bus routes by the school district. Your child may have to meet the school bus at the nearest designated bus route stop. Contact your school for more information.

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- Utility Service:

Utility services including water, sewer, garbage, electric, telephone, cable, internet and other services may be unavailable or may not operate at urban standards. Repairs can often take much longer than in towns and cities. Here are a few things to consider:

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Does your new property have access to municipal water or does it have its own water supply? If it has a well or surface water (creek, lake), has the water been tested recently by a reliable lab? Depending on where you live in the world, both well and municipal water supplies may contain substances you don't want your family ingesting. Always have your well water tested at a reputable lab, and the water supply source confirmed. Your local municipality our county extension office should have testing resources available, or at least be able to point you in the right direction. It is strongly advised that you research your options for water and county requirements very carefully before buying.

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Electrical service is not readily available to every area of the County. It can be very expensive to extend power lines to your property.

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How often does the power go out in the area? Power outages can occur in outlying areas with more frequency, and last for longer periods of time, then in more developed areas. you can have all sorts of back-up electrical systems in place, but continual power outages are hard on your electronics, and your pocketbook. You will need to know who to call should you need help.

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A back-up sump pump not requiring 110 volt electrical service should be considered. That way, when the power goes off and it's still raining, your basement won't fill up with water.

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A loss of electricity can also interrupt your supply of water if you have a private well.

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Telecommunications can be a problem; it may be difficult to obtain internet service. especially high speed, in rural areas. Cellular phones will not have service in all areas.

 

If public sewer service is not available, you will need to use an approved septic system or other treatment process. Find out before you buy. Have the site location checked by LEPG.

 

Trash removal, if available, can be much more expensive in a rural area than in a city. 

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Emergency services - Do you have a medical condition that requires regular care? How long would an ambulance take to get to your house? Emergency response times may take longer, and be more expensive.

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- Property

Zoning, Planning & Services - Is there an official community plan in the area? Are there plans for industrial or residential development nearby? If the property is serviced by the municipality or county, are there plans for upgrading water or sewer systems? Ask questions first and be comfortable with the answers you get. make sure you're not one of those folks that rural people love to complain about.

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Easements may require you to allow construction of roads, power lines, water lines, sewer lines, etc. across your land.. Check these issues carefully.

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Many property owners do not own the mineral rights under their property. It is very important to review your title policy to know what minerals may be located under the land and who owns the minerals.

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Be sure you know what rights you have on your property and exactly where your property line is. Don't build any property line fence, driveway, structure, or start clearing trees before you are certain of your property boundaries.

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There may be several agencies you need to check with before making any alterations on your land. There are several agencies with regulations that you should be aware of. Be prepared to set an example of who a good conservation steward is.

 

Before you alter a watercourse or drainage area, be sure to contact the Kansas Division of Water Resources. You may not add extra drainage to any watercourse leaving your property. Rainwater cannot be trapped in a pond if it adversely affect downstream owners.

 

Water cannot be diverted from its natural course as it leaves a property.

 

Many subdivisions have covenants that limit the use of the property. It is important to obtain a copy of the covenants (or confirm that there are none) and make sure that you can live with those rules.

 

There is a limit to the amount of grazing the land can handle. Overgrazing causes weed, erosion and sedimentation problems.

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- Mother Nature 

Natural or Industrial Hazards - Is the property susceptible to natural or industrial hazards? These are things to consider when looking at a property. Will the location be a cause for high insurance rates or possible no insurance available at all? So often we hear of properties being wiped out by floods along rivers with an active flood history. Don't be one of those people, no matter how gorgeous the property might be. the flood might only happen once every 100 years, but you don't want to be there when it does. Same goes for industrial facilities, present and past. there are thousands of old industrial sites and spills that remain contaminated after decades. Make sure you do your due diligence with regard to industrial accidents, spills and outfalls around and upstream of your potential new property. The topography of the land can tell you where the water will go in the case of heavy precipitation. When property owners fill in gullies, they have found that the water that drained through the gully now drains through their house.

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A flash flood can occur and turn a dry stream into a river. It is wise to take this possibility into consideration when choosing a building site. Following water can be a hazard, especially to young children. Before you decide to locate your home near an active stream, consider the possible danger to your family.

 

Residents of the country usually experience more problems when the weather turns unfriendly. Here are some thoughts for you to consider:

Weather and Road maintenance - Is the road servicing your property maintained by local government or a private contractor? what is the official priority for road clearing in winter or after storms? You will want to know this. There are some roads that are low maintenance with no grading or snow plowing. Make sure you know what type of maintenance to expect and who will provide that maintenance by calling the County Public works Department.

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Nature can provide you with some wonderful neighbors. Most, such as deer and eagles are positive additions to the environment. Animals can be dangerous. Bulls, stallions, coyotes, bobcats, etc. can attack human beings and you need to know how to deal with them. It needs to be understood that it is not always safe to enter pens where animals are kept. In general, it is best to enjoy wildlife from a distance and know that if you do not handle your pets and trash properly, it could cause problems for you and the wildlife. The Kansas Department of Wildlife and Parks is a good resource for information.

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- Agriculture

Agriculture is an important part of our environment and heritage. Farmers often work around the clock, especially during planting and harvest time. Dairy operators sometimes milk without stopping and hay is often swathed or baled at night. It is possible that adjoining agriculture uses can disturb your peace and quiet at all hours of the day and night.

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Land preparation and other operations can cause dust, especially during windy and dry weather.

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Farmers occasionally used controlled burning in their fields to keep them clean of debris, weeds and other obstructions. This burning creates smoke that you may find objectionable.

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Chemicals (mainly fertilizers and herbicides) are often used in growing crops. You may be sensitive to these substances and many people actually have severe allergic reactions. These chemicals can be applied by airplanes.

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Before buying land you should know if it has noxious weeds that may be expensive to control and you may be required to control. Some plants are poisonous to humans and animals.

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Animals and pets are enjoyable to have. They can alert you of visitors to your property and provide companionship, but do require your attention. You should remember that your dogs can cause harm to livestock, fences, etc. There are laws that allow for the destruction of dogs that chase or worry livestock. Usually livestock owners notify pet owners and the problem is solved before drastic measures are necessary.

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Landowners should not feed the neighbor's cattle with grass clippings and such. Chemicals for lawns may make livestock sick. Also, it may cause the cattle to force their way through the fence to your lawn and garden.

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-Right to Farm:

Agriculture is an important business in Finney County. If you choose to live among the farms and ranches of our rural countryside, do not expect county and state government to intervene in the normal day-to-day operations of your agri-business neighbors. In fact, Kansas has the "Right to Farm" legislation that protects farmers and ranchers from nuisance and liability lawsuits. It enables them to continue producing food and fiber.

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Broaden your skills - Rural life means you cant always call an expert when something goes wrong. Do you know the basics of plumbing, electrical wiring, building, butchering, canning, welding, gardening, etc.? Now, you don't have to be an expert, but these skills could prove to be very useful in your new surroundings.

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This information by no means covers every possible scenario. There are many other issues that can possibly affect your property that we have overlooked. It is important to research all possibilities before purchasing land.

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Questions to ask:

 

What utilities are already established on the property?

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What will my main source of water be? has it been tested recently by a reputable lab? Are there any additional tap fees for water from a rural water district?

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Is the property subject to several power outages during storms? If so, how long before power is restored, on average?

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What is the availability of cable, television and internet services?

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Does the property use public sewer or is another septic system required?

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Is trash removal available for the property?

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What will the main source of heat be? Will you need to have a propane tank?

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Are the roads leading to the property paved?

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Are there any plans for the area to be changing (paving roads, building an industrial plant, etc.)?

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Do the roads get cleared after storms? If yes, by government or private contractor? Where is your property on the priority list?

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Are you near a school bus stop?

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Does your property have any mineral rights?

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Is the property located on a flood plain, at the bottom of a hill or near a factory or mill?

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Can you live with the change in lifestyle (neighbors, animals, weather, dust, etc.)?

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Do you have general knowledge about life in the country and country regulations?

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Will you need to travel frequently to attend doctor appointments?

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Will you be moving into a subdivision and does it have a covenant? Can you live with the rules?

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