Upper Peninsula Land Research

Electric

The addition of electric to a vacant parcel has numerous benefits and can significantly increase the value of the property. The cost of installing new electric power lines, whether it be above ground or underground, is subject to permits, easements, and/or permission for tree removal. The Upper Peninsula Power Company (UPPCO) also takes the location, water and bridges, and terrain into consideration when putting together an estimate for installation. The more difficult and labor intensive the job is, the higher the cost will be, and visa versa. Depending on the location of your land to areas where electric has already been established, it can only require a nominal connection fee to extending new power lines over several miles from an already existing power line. With this being said, the costs can reach over $20,000 per mile. In order to receive a more accurate quote for a specific property, please do not hesitate to call UPPCO for a free evaluation by one of their Engineers.

Water

Drilling a brand new well requires a County permit before any reputable well driller breaks ground. This fee varies according to which County the property is located in, but is minimal and may include the inspection of the property to help you find the best location. The cost for a typical well ranges from $5,000 to $8,000 which usually includes the well casing, pump, and wiring. Properties intended for Residential use have a standard casing size of 5 to 6 inches. Properties intended for commercial use require a higher volume of water flow in which the standard casing size is 8 inches. The final cost incurred with drilling a new well naturally depends on the area in which the property is located, accessibility, the soils and/or bedrock encountered, as well as the depth needed to obtain a reliable water source free of impurities with sufficient water pressure. Once the well is in, safe drinking/chemical testing should be done through the County Health Department. Treatment for impurities can range in price depending on the severity of the problem and treatment required.

Propane

Propane can be used to power an entire home if other sources are not available, or if you just simply choose to do so. Depending on the County your property is located in, there may be a permit required for installing a propane tank. Different tank sizes are available according to usage, and there is the option to rent from a local dealer if you do not already have your own. Camps or secondary homes may only require a 500 gallon tank, whereas a single family home may require a 1,000 gallon tank or more. The rental cost can be as little as $25 a year. Refill plans vary from 9 months to 12 months depending on the specific dealer, and how much fuel you use throughout the year. Currently the cost of propane is between $2 to $3 per gallon, but may be subject to change. Tanks are typically installed at least 25 feet from the camp or home with either an above ground or underground connection.

Septic

outhouse_kat_jewell A Privy (Outhouse) Permit may be granted through the County Health Department if that is what you would like for your camp or getaway. A second option is installing a septic system in rural areas where there are no city or township sewer services. Septic systems work well in sand, but not as well or not at all in heavier soils, clays, or areas with a high water table. A permit is required before installing a traditional septic system, and the County Health Department can help advise you on which area of your property would be most suitable. Also, for a modest fee the County will conduct a "perc test" on your property in advance of closing. This may give you the assurance you need before the purchase of a property that a septic permit will be issued when the time comes. The cost of a septic system depends on the soils, the size of the recreational structure or home, and access, but averages around $3,000 to $5,000. If the soils will not perc, it is often possible to pump wastewater to other areas of the property or construct a mound system. Such systems can increase costs to $6,000 to $9,000.

Environmental/Off-the-Grid Utility Options

Solar_Panels If you prefer a more environmental, or Green, approach to power your home, second home, camp or getaway, there are numerous alternative options to choose from for remote or rural areas with limited, or no access to other sources of power and sewerage. Property owners are increasingly adding these options to homes and camps that currently have access to traditional services as well. The initial cost may be a bit higher than more traditional options, but the long term advantages and cost savings can be far more rewarding. Nowadays, there are many reputable sources to install and service your Green systems than ever before. Costs for these systems has continued to decrease as the demand and availability has steadily increased, especially in recent years. Environmental alternatives to energy and waste management that were once only for ambitious (and wealthy) folks have become standard options with many builders and contractors. More and more buyers of real estate are specifically looking for Green features, so any use of these products will prove beneficial regardless of what your future holds.

Sustainable Solar - Solar panels convert sunlight directly into electricity which can heat both your home and water, and generate electricity to power your lights and appliances. Off-grid and/or grid tie-in systems available

Wind Turbines - Generates clean, renewable energy in just about any location. Wind turbines can be used in conjunction with your electric utility and are very quiet and pretty sleek. You can power a small camp, or subdivision with the vast selection available.

Composting Toilets - Useful in areas where installing a septic system is not practical, or simply not desired. These systems save water, recycle nutrients, and create no pollution. Little to no water is necessary and the resulting compost is safe, odor free, and great for gardens. Many colors, sizes, and configurations are available resulting in a myriad of install options.

woodfire

Outdoor Wood Burner or Boiler - Gives you the option to heat your home with hot water or forced air without wood, ashes, or smoke in your living area. Adding fuel should only be necessary once a day, potentially twice in extreme cold.

Pellet Stoves - These stoves are designed to burn economical, renewable, wood pellet fuel. Wood pellets are made from the recycled wood by-products of logging operations, biomass, and saw mills which are prevalent throughout the UP. Not only is this option great for the environment, but it also helps support local operations and minimizes waste.

Geothermal Systems - This type of renewable energy uses the natural constant temperature of the earth to heat your home in the winter months, and cool it in the summer months. The process typically involves piping fluid through a series of loops installed several feet below the ground surface where the earth is at a constant temperature of approximately 60 degrees. As the water circulates, it uses the constant temperature beneath the ground to dissipate (cool) or absorb (warm) heat. The principal is similar to how a refrigerator works by removing heat from within the unit, except a Geothermal system can be reversed to heat your home in the winter months. Though Geothermal systems cost more upfront, the investment can quickly be recouped since the systems can save a homeowner anywhere between 30 to 70 percent in heating costs, and 20 to 50 percent in cooling costs.

If you have any questions or would like more information on any or all of these options feel free to contact us.

Links

Alger County www.algercounty.com

Baraga County   www.baragacounty.org

Delta County www.deltacountymi.org

Dickinson County   www.dickinsoncountymi.gov

Gogebic County www.gogebic.org

Houghton County www.houghtoncounty.net

Iron County   www.iron.org

Keweenaw Peninsula   www.keweenaw.org

Marquette County www.mqtinfo.org

Menominee County www.menomineecounty.com

Ontonagon County   www.ontonagonmi.org/home.html

Schoolcraft County   www.schoolcraftcounty.net