Category Archives: Rural Relations with Josh

Rural Relations with Josh: Lessons Learned, Part III – Is Rural Living Right For You?

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When considering the purchase of a rural home it’s important to look at how much it will change your life. It’s convenient living in, or near, the city where stores, jobs, and services are nearby. There is also internet access and utilities that may not be available in a more rural area. Unless you have a steady income from retirement, or disability, or you’re independently wealthy, you need to have gainful employment. If you can handle these possible down-sides, living in a rural environment has a lot of up-sides that, I believe, more than make up for the negatives. It’s great to see wild life, enjoy the silence, and have room to raise animals and plants for personal and/or financial gain.

One of the challenges of moving to a rural area is commuting to the city for work, or finding a way to transfer a career to a more rural area. Other options include telecommuting or home-based jobs that provide the needed flexibility. I have an occupation which allows me to work from home 95% of the time. One of the greatest challenges that I have faced is finding good internet service. I rely on high-speed internet for work to join conference/video calls, solve customer problems, and generally enjoy the benefits the internet has to offer. Other challenges include commute time, gas expenses, and shopping availability. Since we often have to travel a lot further to shop we have to plan accordingly and stock-up.

Shortly after moving into our new house, about 30 miles from Seattle, I called around trying to find high-speed internet service. I was dismayed to discover that the options were limited to satellite, mobile hot spot, or a land line. I tried both satellite and a mobile hot spot with mixed results. Satellite internet provided sufficient bandwidth but with high latency it felt pretty sluggish. The mobile hot spot worked, most of the time, and was fast enough, most of the time, and had low latency, most of the time. In my line of work, quality/reliable high-speed internet is a requirement. I ended up signing up for a $435/month T1 connection that would provide 1.5Mb with unlimited usage each month. This type of connection is extremely low latency and no shared bandwidth which provides a consistent connection at a very high cost (relative to consumer prices). I remain shocked that living this close to Seattle I struggle to find quality affordable high-speed internet.

Another problem I face is commuting to various locations around the greater Seattle area. Even though downtown Seattle is only 40 miles away, it takes me up to an hour and a half to get there. Any time I have to drive to a job it’s a road trip. I pressure all of my clients to let me work remotely and work harder because of it. Working from home has saved me around $400/month in gas expenses.

Living this way also encourages personal preparation and self-reliance as help/resources are much further away, the power typically goes out more often, you are more likely to get snowed in, or have a tree fall across the driveway, law enforcement/EMS takes longer to respond, etc., etc.. But in the end, living in a more rural area is well worth it to our family. Raising our kids in an area where they can run out and play in the woods and explore and adventure is a big deal, that’s how I grew up.

 

Rural Relations with Josh: Lessons Learned, Part II – You Can’t Choose Your Neighbors

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There’s a story of a realtor showing a house to a couple from out of town, and the couple asked, “What are the people like here?” The realtor replied, “What are the people like where you live now?” The couple responded, “They are great to hang out with, respectful, and genuinely good people”. The realtor replied, “The people here are just like that!” The next couple to come through had the same question, met with the same question from the realtor. The couple responded, “The people where we live are rude, unfriendly, and generally ignore us!”. To this, the realtor responded in kind, “The people here are also rude and unfriendly”.

This story, which was para-phrased from an unknown source, attempts to provide a simple explanation for those who might feel they have less than ideal neighbors. While neighbors can be great, and add value to your neighborhood, differences can arise. I feel it’s important to bond with neighbors early on, so that when issues come up you can work together to solve them. If you add an HOA (home owners association) into the mix, some neighbors will never get along as the HOA becomes a tool of manipulation by the [popular] majority.

I live in an HOA controlled neighborhood consisting of 22, 5-acre lots. I have some neighbors I really like; I drink beer and BBQ with them and our kids play together. But not long after moving in I discovered that there were a number of feuds in the neighborhood; they originated primarily from property lines and HOA disagreements.

Lesson I:  Get a Survey
An example of a dispute was when a two adjoining neighbors decided to “share” their property, across property lines, to have a larger motocross track. After a while, one neighbor decided to bull doze an area to create a banked turn which the other party felt was on their property. This turned into a situation where they both withdrew their share option and left a disputed area where neither knew where the lines were as there were no recorded surveys or marked corners.

The only recorded surveys in the neighborhood are on my lot and my immediate neighbor, as we went in together to get a good deal before I put up my fence. In my opinion, it’s absolutely critical to get a survey performed and recorded before closing on the property to resolve any issues or line disputes. After getting my survey, I found that I had actually “gained” an acre or two (on a 5-acre lot) over what I thought I owned. Also, get your immediate neighbors to go in with you on the survey (if they don’t already have one), this will minimize the potential for disputes over the surveyors work. I got a chuckle out of putting up a fence through my neighbors back yard; luckily it was inhabited by renters, had the owner still lived there it would have likely caused a dispute because he would have assumed I was encroaching.

driveway in the summer

Lesson II:  No Easements through the Property
A few months after moving in, the neighbor beyond us on the last property on our dead end road (who has a legal easement through our property) put his house and shop up for rent, as two separate units, after being unable to sell. This immediately took us from having no traffic through our property to seeing traffic day and night on that easement. The ride out to the neighbor’s property is pretty long and winding, and folks are going pretty fast by the time they reach our lot as they want to get to their destination.

driveway in the winter

Soon after, renters moved in: a couple in their mid 40’s from California in the main house, and a young local guy in the shop. We welcomed them all to the neighborhood with fresh baked bread and open arms; we wanted to get off on the right foot. We became good friends with the guy in the shop, but we had a number of issues with the other couple, mostly related to speeding through the property which put our kids and animals in danger. Other neighbors also asked them to slow down as well.

One day I was working in the yard and my kids were outside with me on the play set, but with my wife gone in one vehicle and my truck in the shop it might look like no one was home. I heard the neighbors driving in and saw their SUV coming down the driveway. Just as I was about to wave to them, I heard the engine rev up as he hits the gas — thinking we were not home, and he has a free ride that last 100 feet through our property. After about two seconds of V8 acceleration, he sees me standing there with my mouth open in shock, whereupon he slams on the brakes and the SUV nose-dives considerably. I have no idea how to deal with a person like that in a positive manner and our relationship was poor until they moved out after a year. I had a conversation with the woman before they left (“stopping by to ask you to slow down, again, ma’am”) and she indicated that they had never had such a poor experience in any neighborhood in their entire life and felt victimized by the rest of us. Best of luck to you in your new neighborhood…

Lesson III:  No Home Owners Association
Finally, if you live in an HOA controlled neighborhood you voluntarily chose to allow your freedom to be severely limited. A couple of the rules in my neighborhood are, 1) only low flow faucets and fixtures are allowed in homes, and 2) no discharge of any weapon, including firearms, BB guns, slingshots, or bows. This is not quite what I envisioned moving out into a rural wooded area with 160 acres of unoccupied woodland to the north of me. Before moving in I had inquired of the HOA president and a number of neighbors who assured us that the HOA was there only for the road maintenance. This turned out to not be the case; unfortunately HOAs are often a lever of convenience. Don’t risk it.

I am happy to report that we do not have any issues with our current neighbors. There are new couples in the house and shop at the end of the road and they are respectful and friendly. We do the best with what we have, but before you buy your own rural property look carefully at these issues.

 

Rural Relations with Josh: Lessons Learned, An Introduction

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(Josh is our newest regular Guest Contributor and will be posting, Rural Relations with Josh, the first Wednesday of every month.)

Three years ago, this December, I stumbled across a real estate listing on Craigslist; it described a heavily treed 5-acre lot with a distressed rambler, built in ’88, in need of a new owner at a fantastic price. The current family had taken out a second mortgage and was in the foreclosure process with a trustee sale a mere three days away. A quick call to the listing agent and we had an appointment the following day to view the house.

Our first impression of the property was of a cosmetic fixer, on a dead-end road, two foot tall field grass in the yard, various junk strewn in and around the house, and tree branches behind the house attempting to reach inside as nature made a valiant attempt to overtake this small piece of civilization before humans could reign it in. Trees had fallen all over the property during snow and wind storms, blocking all trails and access except by foot beyond the driveway. The list of tasks to make it livable was relatively short as the structure and foundation were solid: remove and replace all flooring and trim, repaint floors, ceilings, and walls, and replace a few doors. Except for those projects, this place had some serious potential and was perfect for a young family with three kids and a dog.

Beyond the first impression there were two issues to consider, 1) the neighborhood is controlled by an HOA (home owners association), and 2) there is an easement through the south end of the property to a single home at the end of the road. After careful review and talking with the HOA president and a few neighbors, it was determined (and repeatedly stated) that the only reason for the HOA was to maintain the two miles of asphalt road that wound through the development. (The fee for this maintenance was $45 a month, for each property.) Review of the HOA documents revealed that excessive control was possible, although nothing else appeared to be enforced or in place. The easement, we decided, was something we could work with and would not be an issue.

Outside those two issues the home and property were great for a prepper! It is one mile from the nearest county road, six miles from the nearest small town, and 20 miles from the nearest mid-size city. It is heavily treed with wood heat; and there is a 160 acre wood lot to the north and a few acres of nature preserve on the east boundary. The only downside is there is no pasture or cleared land other than the yard and house area.

Six months later, through the trustee sale deferral and short sale process, we were first time home and property owners on an adventure with no idea how much we were going to learn.

Please join me in this multi-part series as I write about lessons we’ve learned from our first “homestead” property purchase; lessons that we will apply when we buy our next one.

Josh’s Bio:
Josh is a small business owner, in the greater Seattle area, focused on implementing open source software solutions (think Linux).  He grew up in Eastern Washington living several different places with a mother who moved around quite a bit. At 19 years old, Josh joined the Navy; he spent four years on a fast attack submarine stationed at Pearl Harbor, with visits across the Pacific Ocean. He now lives with his wife and three young kids in a rural development, where they have a garden, two dogs and 12 chickens.

(Friday: What We Did This Week To Prep)