Franklin County Conservation District

Prospective buyers who are considering a move to the country should contact Franklin County Planning & Building at 785-229-3570 or online at http://www.franklincoks.org/planning&building/planning&building_page.htm for information on county zoning and building regulations.  It is a good idea to ask questions before you buy!

The fact that you can drive to your property does not necessarily guarantee that you, your guests and emergency service vehicles can achieve that same level of access at all times. Some things you should consider:

• Emergency response times may take longer, and be more expensive.
• Unpaved roads generate dust. Dust is a fact of life in the country.
• If your road is unpaved, it is highly unlikely that the County will pave it in the foreseeable future. Check with the County Public Works when any statement is made by the seller of a property that indicates an unpaved road will be paved!
• Unpaved roads are not always smooth and are often last to be cleared of ice and snow.  You will also experience an increase in vehicle maintenance costs (more tire repairs) when you regularly travel on unpaved roads.
• There are some roads that are low maintenance with no grading or snow plowing. Make sure you know what type of maintenance to expect and who will provide that maintenance by calling the County Public Works Department.
• It may be more expensive and time consuming to build a rural residence due to delivery fees, etc. Your builder should be able to answer your questions. See county building permit regulations for the cost of building inspections.
• When considering where to locate entrances and driveways be sure they will be passable during rainy or snowy weather.  New entrances and culverts, etc. must meet county and township guidelines.
• If you build a gated entrance, be sure it is recessed back off the road enough so you can park in your drive fully off the main road, while you lock or unlock your gate.
• School buses travel only on maintained roads that have been designated as school bus routes by the school district. Your child may have to meet the school bus at the nearest designated bus route stop. Contact your school district for more information.

Utility Services, including water, sewer, electric, telephone, cable television and other services may be unavailable or may not operate at urban standards. Repairs can often take much longer than in towns and cities. 

• Telecommunications can be a problem; it may be difficult to obtain internet service, especially high speed, in rural areas. Cellular phones will not have service in all areas.    
• If public sewer service is not available, you will need to use an approved septic system or other treatment process. Find out before you buy. Have the site location checked by the County Health Department.
• If you have access to a supply of treated domestic water such as a rural water district, the tap fees can be expensive.
• If you do not have access to a supply of treated domestic water, you will have to locate an alternative supply. It is strongly advised that you research your options for water and county requirements very carefully before buying.
• Electric service is not readily available to every area of the County. It can be very expensive to extend power lines to your property. 
• Power outages can occur in outlying areas with more frequency, and last for longer periods of time, than in more developed areas. A loss of electricity can also interrupt your supply of water if you have a private well.
• Trash removal, if available, can be much more expensive in a rural area than in a city.

There are many other issues that can affect your property. It is important to research these items before purchasing land.

• Not all lots are approved for building! You should check with the County Zoning and Building Department before you purchase the property.
• Easements may require you to allow construction of roads, power lines, water lines, sewer lines, etc. across your land. Check these issues carefully.
• Many property owners do not own the mineral rights under their property. It is very important to review your title policy to know what minerals may be located under the land and who owns the minerals.
• You may be provided with a plat of your property, but unless the land has been surveyed and pins placed by a licensed surveyor, you cannot assume that the plat is accurate. Don’t build any property line fence, driveway, structure, or start clearing trees before you are certain of your property boundaries.
• Many subdivisions have covenants that limit the use of the property. It is important to obtain a copy of the covenants (or confirm that there are none) and make sure that you can live with those rules.
• The surrounding properties will probably not remain as they are indefinitely. You can check with the County Planning Office to find out how the properties are zoned and to see what future developments may be in the planning stages. The view from your property may change!

Residents of the country usually experience more problems when the weather turns unfriendly. Here are some thoughts for you to consider.

• The topography of the land can tell you where the water will go in the case of heavy precipitation. When property owners fill in gullies, they have found that the water that drained through that gully now drains through their house.

• A flash flood can occur and turn a dry stream into a river. It is wise to take this possibility into consideration when choosing a building site. Flowing water can be a hazard, especially to young children. Before you decide to locate your home near an active stream, consider the possible danger to your family.
• Before you alter a watercourse or drainage area, be sure to contact the Kansas Division of Water Resources. You may not add extra drainage to any watercourse leaving your property. Rainwater cannot be trapped in a pond if it adversely affects up or downstream owners. Water cannot be diverted from its natural course as it leaves a property.
• Nature can provide you with some wonderful neighbors. Most, such as deer and eagles are positive additions to the environment. However, even "harmless" animals like deer can cross the road unexpectedly and cause traffic accidents. Rural development encroaches on the traditional habitat of coyotes, bobcats, rattlesnakes, prairie dogs, mosquitoes and other animals that can be dangerous and you need to know how to deal with them. In general, it is best to enjoy wildlife from a distance and know that if you do not handle your pets and trash properly, it could cause problems for you and the wildlife. The Kansas Department of Wildlife and Parks is a good resource for information.
• A back-up sump pump not requiring 110 volt electrical service should be considered. That way, when the power goes off and it’s still raining, your basement won’t fill up with water.

Agriculture is an important part of our environment and heritage.  There are a few things you need to know:

• Farmers often work around the clock, especially during planting and harvest time. Dairy operators sometimes milk without stopping and hay is often swathed or baled at night. It is possible that adjoining agriculture uses can disturb your peace and quiet at all hours of the day and night.
• Land preparation and other operations can cause dust, especially during windy and dry weather.
• Farmers occasionally used controlled burning in their fields to keep them clean of debris, weeds and other obstructions. This burning creates smoke that you may find objectionable.
• Chemicals (mainly fertilizers and herbicides) are often used in growing crops. You may be sensitive to these substances and many people actually have severe allergic reactions. These chemicals can be applied by airplanes.
• Agriculture is an important business in Franklin County. If you choose to live among the farms and ranches of our rural countryside, do not expect county and state government to intervene in the normal day-to-day operations of your agri-business neighbors. In fact, Kansas has "Right to Farm" legislation that protects farmers and ranchers from nuisance and liability lawsuits. It enables them to continue producing food and fiber.
• Before buying land you should know if it has noxious weeds that may be expensive to control and you may be required to control. Some plants are poisonous to humans and animals.

Animals and pets are enjoyable to have. They can alert you of visitors to your property and  provide companionship, but do require your attention.

• Landowners should remember that their dogs can cause harm to livestock, fences, etc. There are laws that allow for the destruction of dogs that chase or worry livestock. Usually livestock owners notify pet owners and the problem is solved before more drastic measures are necessary.
• Animals and their manure can cause objectionable odors.
• Animals can be dangerous. Bulls, stallions, rams, boars, etc. can attack human beings. Adults and children need to know that it is not always safe to enter pens where animals are kept.
• There is a limit to the amount of grazing the land can handle. Overgrazing causes weed, erosion and sedimentation problems.
• Landowners should not feed the neighbor’s cattle with grass clippings and such. Chemicals for lawns may make livestock sick. Also, it may cause the cattle to force their way through the fence to your lawn and garden.

This information is by no means exhaustive. There are other issues that you may encounter that we have overlooked and we encourage you to examine all possibilities which could cause your move to be less than you expect.

We have offered these comments in the sincere hope that it can help you enjoy your decision to reside in the country. It is not our intent to dissuade you, only inform you. 

For more in depth information and a complete copy of this article log onto the Shawnee County Conservation District web site at http://www.cjnetworks.com/%7Esccdistrict/ and read their Featured Page” Country Living: things you should know before you buy”

Kansas State University Research and Extension Service also has a publication "Living in the Country" available on their website (Search for Publication # MF2798) 

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