Power, Water, Septic & Internet

One of the biggest differences between buying a home and buying vacant land is that you will usually spend a little more time investigating the utilities. Many properties already have some or all of the services you need, while others may require additional improvements. The goal is simply to understand what is available before you buy.

City lots and rural acreage usually work differently

Smaller lots in cities, towns and established subdivisions may already have municipal or community services available at or near the property. These can include city water, county or community water, public sewer, electricity, natural gas, cable and high-speed internet.

That does not automatically mean every connection is installed or paid for. Ask whether the water and sewer mains are in the street, whether laterals or service stubs reach the lot, whether meters have been installed, and what connection, capacity or impact fees still apply.

Larger rural or acreage properties more commonly rely on a private well for water, an onsite septic system for wastewater, electricity extended from the nearest power facilities, and wireless, cellular or satellite internet when cable or fiber is unavailable.

Electric power: close is good, but location still matters

If a PG&E power pole is at the corner of the property, the power is about as close as it can reasonably be. That is useful information. The remaining question is what it will take to bring service from the existing facilities to the future home, shop, well pump or other improvement.

The cost can depend on where the building will be placed, whether service will be overhead or underground, the electrical load, trenching, easements, transformers, road crossings and other site conditions.

A meaningful PG&E estimate may require a formal new-service application, project details, engineering review and an advance or deposit. That can be difficult when you are still deciding whether to purchase the property.

Public or community water

When a water system serves the area, contact the actual provider—not just the listing agent or seller. The provider may be a city, county district, community services district, mutual water company or another regulated system.

Private wells: an existing well gives you valuable information

An existing well can be a real advantage because it gives you something specific to investigate. Try to locate the well permit, driller's report and any recent pump, flow or water-quality tests.

A well's original production is useful, but it is not a guarantee of today's output. Wells and pumps can change over time, so current testing may be worthwhile when water supply is important to the purchase.

Drilling a new well

Well drillers commonly estimate their work using a price per foot, but no one knows the final depth until water is found and the well is completed. Geology, casing, sealing, access, mobilization, pump equipment and changing contractor prices can all affect the total.

For budgeting, talk with several licensed well drillers who work in the area. Ask what depths they have recently seen nearby, what is included in their per-foot price and what additional costs may apply. Nearby well records can be helpful, but they cannot promise the depth or production of a new well on your property.

Public sewer

For a city or developed subdivision lot, ask the sewer provider whether the parcel can connect to the public system. A sewer main visible in the road does not always mean a connection has already been installed or that capacity is guaranteed.

Verify the location of the main and lateral, connection fees, inspection requirements, elevation and whether a gravity connection is possible. Some sites may need additional work or a pump system because of their location or elevation.

Septic systems: check the site, not just the acreage

When public sewer is not available, the property may need an onsite wastewater system. A parcel can have plenty of land and still need careful septic planning. Soil conditions, slope, groundwater, setbacks, replacement-area requirements and the proposed home size can all affect the system.

In Shasta County, a permit is required for a new or replacement onsite wastewater system, and the county reviews the site plan and soil-test information. Some properties can use a conventional tank and leach field. Others may need an engineered or alternative design.

Costs can vary substantially when engineering, special treatment, pumps, imported material or difficult site work is required. The point is not to assume a high cost—it is to find out which type of system the site is likely to need.

Fire sprinklers and rural water supply

California generally requires automatic residential fire sprinklers in new one- and two-family homes. That does not mean every private well must produce one fixed number of gallons per minute.

The actual water demand depends on the home's sprinkler design and the requirements of the building and fire agencies with jurisdiction. When a private well cannot directly supply the required demand, an approved design may use water storage and a pump. Ask the building department, fire authority and sprinkler designer what will be required for the particular home you plan to build.

Get several contractor opinions

For wells and septic systems, obtain several bids or preliminary opinions from contractors who regularly work in that area. One contractor may see a different construction approach, have different equipment available or quote a different schedule and price.

Make sure you are comparing the same scope. A low number may exclude permits, engineering, electrical work, pumps, tanks, trenching, controls or final grading.

Internet and cell service

Internet options continue to improve, but availability can change from one road—or even one homesite—to another. Possible choices include fiber, cable, fixed wireless, cellular internet and satellite service.

Check the actual address or property coordinates with providers. Visit the land with your phone, test more than one carrier if possible and consider trees, hills and the location of the future home.

Utility checklist before making an offer

Frequently asked questions

Utility availability, connection costs, water-system capacity, well production, water quality, sewer access, septic suitability, fire-protection requirements and internet service are property-specific. Verify current requirements and costs directly with the utility providers, county departments, fire authority and qualified contractors before purchasing or building.