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kid A
Member
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# Posted: 21 Jun 2015 12:08
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Hi All -
Very new here, so thanks for the input in advance. I'm looking at purchasing a cabin with no indoor plumbing or septic (has outhouse). Personally, all I need is a bar of soap and the lake, but the wife is a little reticent about no shower or running water. Does anyone know the approximate cost of installing plumbing (i.e. running water/septic)? Any input would be really appreciated!
Also - any alternatives to installing plumbing that I haven't thought about?
Cabin in question: http://www.eliasonrealty.com/real-estate/Greater-Northwoods-MLS/Residential/property/ 150748-4890-Currie-Lake-Rd-Harshaw-WI-54529/
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Steve_S
Member
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# Posted: 21 Jun 2015 13:18
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Nice Cabin !
It depends IF you want to do it yourself or have someone else do it.
Plumbing
- "Water In" should not be difficult. Well or Lake source has to be decided BUT if you want to drink it, then I would not use lake water, especially without treatment.
- "Hot Water", easiest with least space used would be On-Demand water heater, propane, electric or alternate... As you have Grid Power electric would be a consideration BUT a Tank would cost you money every hour that power is turned on to it.
- Septic: Lakefronts have various issues depending on county requirements. Soil Types, Field locating (and the fills required). Septic can be as cheap as 4,000.00 and up to Big Bux. Only the County Requirements and Code will dictate that and get 3 separate quotes.
-- Grey Water "may" be possible but again that depends on the county and if they would allow it... again being Lakeside can make this a sticky point... Then you would also need a compost toilet.
--- Holding Tanks are common on Lake sides where you have to store your sewage and have it pumped out annually... These are cheaper than Septic but you have an annual cost of pumping. Again, the County will drive that if they allow it or not.
The listing does not tell how much "deep" the lot is from Lake Side out.... That could affect how a Well is dug (setback from lake) as well as how a Septic can be situated... Septic & Field cannot be flooded over by the lake and it cannot be allowed to leach into the lake at all... Typically a well must be located a Minimum of 50 feet from any type of Septic or Grey Water field.
Best Advice, talk to neighbours there and ask questions gently... then talk to the county folks (not the receptionist but an actual inspector) and get their take on it... There is likely some form of Standards, Codes & Regs documents that you can get... Maybe the county website will have that available (most seem to in more populated areas).
Possible Option:
Instead of messing with existing foundation and cutting up the place for retro-fitting, maybe adding a small 10x10 addition / extension which could accommodate the washroom and allow for the water lines to be brought in and routed to Kitchen. The bog standard bathroom is typically 5'x8' with reg tub & toilet... the 10x10 would give you more space, allow for a washer/drier, hot water system space +. You could match the logs & siding to blend it in better... NOTE this should & could be better insulated to protect the water works in winter time.
I noticed from the photo's, this cabin does not seem to be insulated for 4 seasons (ceiling & roof pics), which if the previous owners only used it 3 seasons would make sense and the why of no running water & toilet could be easily explained.
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littlehouseontheprarie
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# Posted: 21 Jun 2015 14:33
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I had a spetic tank installed on some east Teas property this last year.Since I had over 10 acres I did not need a permit.
But it still cost me 2300 bucks for a 500 gallon septic tank and 150 feet of field lines.
If I was to have less than ten acres I would of had a $500 dollar permit.I would of been required to have a minimum of a 1000 gallon tank and the 150 feet of field lines along with a $300 dollar soil test.
In all it would of cost be between $3500 and $4250 depending on which licensed contractor I used.
Each state and county has different laws.Check with your county.
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bldginsp
Member
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# Posted: 21 Jun 2015 16:41
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I think SteveS laid out the basics pretty well- a couple things to add-
The listing says 3 acres so you probably have enough room for both a septic and a well. Where I am a septic drain field must be 100 feet from any lake or stream or well.
So you need water source (well or pump), water waste (septic or holding tank), and I agree that adding a room for the bathroom is the best way to go given that the cabin is small. Although that rear lean-to porch may have enough room for a bath. No way anyone can guess the total cost on this but I can't see the total bill being less than $30,000. It would probably increase the value of the property by at least that.
The listing says this is an old original log cabin. I suggest you very carefully investigate for rotted logs, particularly at the bottom. Looks like it's up on stone but that's no assurance that there is no rot. Rotted logs in cabins like this can be replaced but that will add $10-20,000 to the remodel bill in a hurry.
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PatrickH
Member
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# Posted: 21 Jun 2015 21:12
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We are in Northern Wis. Our well was 5500 just to drill 143 feet .I installed the pitless,pump,line and tank. Soil test for septic was 500 and septic estimate is 5500 also for 3 bedroom house 6000 for 4 bedroom house.You have to have systems installed by licensed plumber in Wis. We called 7 people for septic estimates and got one response. I have heard of systems costing as much as 20,000 all depends on soil test results.
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kid A
Member
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# Posted: 22 Jun 2015 13:53
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Wow - thanks everyone! Ton of great information here. Sounds like it will really depend on local regs and whatever the soil test turns up.
I actually had another, more general, question, but I think I'll create a new post for that since it's outside the scope of this thread.
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Thelar
Member
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# Posted: 22 Jun 2015 14:22 - Edited by: Thelar
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We also bought a cabin with no plumbing and an outhouse several years ago. Our cabin has one bedroom and a two bedroom loft. Perk test cost $450. We had a 1000 gallon septic tank and chamber system leach field installed. The cost was right at $6000 with permits and installation. We ran water from the lake using a pump and tank system to a hot water heater. Pump and tank cost $350, hot water heater was $325 at Lowes. I did all the prep work in the bathroom getting walls framed for the shower, installed toilet, and put flooring down. We hired a plumber to install the water, sewer, and vent pipe connections. With permits and fees it cost about $1400.
All together with miscellaneous parts, clamps, hoses, and fixtures we spent about $9000.
I am told that we were fortunate, we were able to place the septic and leach field below our camp and not need to pump it up hill. That would have added more cost to the system.
It made my Wife very happy, so in the end it was all worth it. Happy wife, happy life.
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