Are you considering moving to an acreage?  Have you taken trips through the countryside and dreamed of wandering in the woods, grasslands or meadows?  Do you long for the peace and serenity of the country or wish to escape the claustrophobic suburbs?  Maybe you grew up in a rural community, moved to the city, and want to return to the country?  Whatever the reason, I don’t blame you.  Life in the country is good!   

If you are taking those drives in the country to homes with “for sale” signs, I’m sure you have a list of things you want.  Lots of trees, a great view, room for livestock, etc.  You’ve probably even thought about where the water will come from and is it drinkable?  But have you thought about where the water will go? 

There are two forms of water that need a place to go: storm water and waste water.  This article is part one of a two-part series and we’ll discuss storm water here. 

Even if you are not near a floodway you need to concern yourself with where the rain water will go.  Will it flow away from the house?  Where did it come from?  Where will it go from there?  Undoubtedly, if you are looking for an acreage, it will have some drainage-ways on it.   Maybe there is a neat little creek where water flows continuously.  Will you have to cross that creek?  Are there impoundments (dams or ponds) upstream or downstream from where you will cross?  You should look at these things. 

Drainage

Let’s look at drainage ways that you might have to cross. At the crossing itself, look at the convenience system.  Is it a pipe (culvert) or some other type of structure? Does it appear to be functioning well?  Does it appear to be of sufficient size?  An undersized culvert at your crossing might result in water backing up and flowing over your lane.  If this is your only way out you could become trapped until the water goes down.  Your chances of needing emergency help are much greater during a storm so it is not a good time to be trapped.   Maybe you have an SUV that will get you out?  Please don’t count on that.  It is very dangerous to drive through water over a road.  The power of flowing water can be very deceiving.  So, if the culvert seems too small, beware! 

Upstream

What about upstream?  It’s likely there is a dam/pond on an upstream property (not the one you are thinking about buying).  Why concern yourself with someone else’s pond?  Are they not to blame if it fails?  Well, that’s not for me to decide, but it is of little consolation if a failure causes serious harm to you or your family.

Downstream

How about a downstream dam/pond?  How could that be a problem?  Well, if it is close to your potential property, and if the overflow elevation (the top of the dam – not the culvert flow line) is higher than your crossing, water could backup over your road.

Ponds

Now consider a pond on your potential property.  You surely don’t want to be held responsible for its failure.  Nor do you want to be held responsible for damages resulting from adding or taking away water from someone upstream or downstream from you.  It is not so easy these days (from a permit standpoint) to simply add a larger pipe, or lower or raise a pipes flow-line elevation.  So, be aware that the correction of poorly designed culverts or impoundments may not be easily remedied.

When in doubt have it checked out.  You might be able to gain insight to some of the potential problems by contacting your local natural resource regulating agency (they are called Natural Resource Districts where I live).  The US Army Corps of Engineers has jurisdiction over nearly all (if not all) drainage ways in the country, so they might be of help.  But I recommend you contact a Consulting Engineering firm to help you evaluate any concerns that you have.  Have it checked out before you buy.  An engineer can do a simple hydraulic study, using maps or aerial photos that are readily available these days. 

So much for storm water.  In part two, I discuss some points about waste water that you may not have thought about.  ♥

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