Last time we examined the basics of evaluating the water systems of mobile home park; today we will look at it’s partner in utilities, the sewer system of a park.
Public – public sewer functions much like public water; contact your provider to see where responsibility begins and ends for maintaining lines, sewer provider is in charge of billing residents.
Septic - This is familiar to many of us as septic systems are common in residential construction. Septic systems can be maintained and function for 20-40 years depending on usage, upkeep and some luck. Luck includes good choices by park residents (not flushing items which should not be flushed), as well as the absence of tree roots growing into the system. Replacement costs are all the owner’s responsibility; make sure to budget repair and replacement costs as part of your offer. Finding the age of the system is recommended.
Wastewater Treatment Plant- This is a small treatment plant; though rather than serve a town, it serves your mobile home park. Many parks operate with WWTPs; they require an operator to run the plant (not a full-time job) and perform service as necessary. Effective life of a WWTP can be up to 50 years and cost $500,000 (depending on size) to replace. It is best to get this option thoroughly vetted by a professional to get a realistic idea of life of the plant, as well as any parts which may need replaced in the near future. While a plant can operate for 50 years, find out if you are buying a plant that someone else has operated for the first 45 years of its life. Also make sure to include costs of the plant operator in your budget.
Lagoon- We are all free to make our own investing decisions; this option is essentially an open-air lagoon where human waste is sent to dry up. This option gives you do have the opportunity to own a lake of human waste if you so desire. No surprise that many cities and municipalities are working to get rid of this option. If you are unsure as to why, re-read the first two sentences. Bonus tip - for those looking for high risk investing, shop for park with a lagoon located in a flood zone. That was sarcasm; don’t do it.
In sum, when shopping for a park, have a professional vet your system, speak with local municipalities as to their guidelines, as well as research EPA guidelines both present and forthcoming to see how they will impact your ability to operate your system. And always plan for repairs and replacement costs.
