Buying property is an enormous investment; not only of money, but also of time and energy. Someone once said that there is no more emotional purchase than buying the place where you will live. This may be true, but we must also carefully gather information and make an informed decision. Last month we looked at buying vacant land; this month we move on to the purchase of improved property. Improved property is a term that simply means the land has been developed in some way, usually by building a home, and installing some sort of water and sewer system. The term seems somewhat ironic, since not all development is an improvement over what was there before.

There is much to consider when purchasing an improved lakeshore property, and it is wise to do your investigation before signing on the dotted line. As with buying vacant land, a good first step is to have a survey done, if a recent one is not on file. Unlike landlocked property, the actual size and shape of a lakeshore lot can change over time. An example comes to mind of a canal lot, shown on the subdivision plat to be of a certain size, but a survey revealed that the lot was almost twenty feet smaller in both dimensions, due to the movement of the waterway during dredging operations. Knowing the exact boundary of the property is important when making land use decisions.

Many lakeside homes were built only as summer weekend cabins, and were not designed for year-round use. Step number two should be to thoroughly inspect the home, either on your own, if you're comfortable with that, or by a home inspection firm. An inspection report documents the current condition of the building, including the foundation, walls and roof, the electrical and plumbing, and heating or cooling systems.

Some common deficiencies found in older lakeside cottages are as follows: wooden siding within eight inches of the ground, where it is exposed to moisture and may rot; old single pane windows, which allow heat to escape; no insulation in the walls or attic; lack of proper wiring with ground circuits and no GFCI receptacles in the kitchen or bathroom, and undersized fuse boxes instead of a breaker panel; a shallow point well that can easily be contaminated and may run dry during a drought, or an undersized septic system can also be factors.

In many cases, such problems can be fixed during remodeling, and the home made comfortable and secure for year-round living, but the Thumb's lakeshore has lately seen more landowners tearing down the existing structure, and building a new home. While this eliminates leaky pipes and painted-shut windows, it can also create more problems. Many lake lots are very small, and the new homes often extend from lot line to lot line. This leaves very little space to accommodate septic systems, and allow proper isolation from the water well and the lakeshore. It also requires that trees be cut down, which can result in soil erosion and a decrease in the fish population, due to increased water temperatures. Native beach grasses are replaced with a sod that requires heavy fertilizer and frequent watering, adding to the degradation of the lake's water quality.

If you do decide to remove the existing structure, rather than remodel, do the homework first. If there is an existing well and septic system, you may request an evaluation from the local health department. The charge for this evaluation will vary by county. They will inspect the systems, and advise if they are adequate and can be used for a new home, or if they will have to be replaced. If the well must be replaced, be aware that a licensed well driller must properly abandon the existing one. Check with the local building and zoning office to ensure that the proposed structure will fit on the lot, and still meet codes for road right of way, and distance from lot line. In some cases a soil erosion permit will also be required before construction can begin.

Once you've gathered the information and know the costs involved in your land use choice, you can make a wise decision. And if the facts hold up to your expectations, you can go ahead and buy that quaint cottage that captured your heart. A home that is suited to its environment, and properly maintained, will bring many years of enjoyment for you and your family.