Key Takeaways:
- Soil Research Starts Early: Free tools like the USDA Web Soil Survey and public county septic records can flag possible problems before you pay for professional testing.
- Financing Affects Timing: Owner financing through Dollar Land Store is a purchase contract, so permitted improvements wait until payoff, and in most cases title transfers after the final payment is made and the deed is recorded, with buyers purchasing under a land contract or installment agreement until then.
- A Failed Test Isn't Always the End: Alternative septic systems may be approved depending on the soil, the available space, and local rules, and buyers should always review local zoning, access, and use restrictions before planning improvements.
Picture a few acres of high desert with open sky in every direction and a price that fits your budget. Then someone asks whether the land has had a perc test, and you find yourself typing "whats a perc test" into a search bar. So, what is a perc test? It's a soil test that measures how quickly water soaks into the ground where a septic drain field would go. Counties use the results to decide whether a property can support a septic system and what type it would need.
Dollar Land Store sells land it owns directly, with no brokers or middlemen, across Arizona, California, Colorado, Hawaii, Nevada, New Mexico, and Oregon. Many of its parcels are in rural areas without public utilities, so septic questions come up often. Buyers can pay cash or use owner financing with no traditional bank credit checks required. While no large down payment is required, most purchases are initiated by a $1.00 down payment and a $199.00 documentation fee to reserve the property. Featured in FOX News media coverage, the company is built on transparent pricing, full disclosure, and making land ownership accessible to everyday Americans.
This article covers what you can learn about a parcel's soil on your own, how perc testing fits into an owner-financed purchase, and what options may exist if the soil doesn't pass.
Perc Test Before Buying Land: What You Can Check From Home First
You don't need a shovel to start learning about a parcel's soil. The USDA's free Web Soil Survey rates mapped soils for septic use on a color-coded scale that runs from "Not Limited" to "Very Limited." The ratings account for conditions such as a high water table, shallow bedrock, and flooding. Treat the result as an early forecast, since the survey is meant for general planning and an on-site visit is still needed to design a system.
Next, check what's already on file. Some counties let you request septic records by parcel number, and permits on neighboring lots can show what systems have been approved nearby. Before relying on any map, confirm where the parcel actually sits using a guide on how to survey your own property.
Finally, call the office that issues septic permits and ask what testing it requires for that parcel.
Who Pays For Perc Test Work, And When Does It Happen With Owner Financing?
Knowing what is a perc test is only half the picture, because you also need to know who arranges it and when it can happen. At Dollar Land Store, every buyer is responsible for verifying that a property fits their intended use before purchasing. How testing fits into your purchase comes down to three points:
The Buyer Usually Arranges And Pays
In most raw land sales, the buyer arranges and pays for perc testing and any related soil evaluation. If you're looking at land elsewhere, ask whether a site evaluation is already on file. Oregon's DEQ, for example, suggests that buyers of undeveloped property ask whether it has been evaluated and request the report.
Financed Purchases Follow A Different Timeline
Owner financing is a purchase contract, and improvements that require permits can't begin until payoff. Contact Dollar Land Store before any on-site testing. In most cases, title transfers after the final payment is made and the deed is recorded. Until then, buyers purchase under a land contract or installment agreement.
Septic Costs Belong In Your Budget
A low purchase price is only part of the picture. The septic system a parcel may eventually need can change what the land is realistically worth for your plans. A guide on how to determine land value explains how to weigh costs like these.
When The Soil Says No: Alternative Septic Paths Across The West
A result outside the accepted range usually rules out a standard gravity septic system, but it doesn't always end your plans. Depending on the site and local rules, counties may approve alternative designs. Here's what to understand if the soil doesn't cooperate:
Alternative Systems Come With Trade-Offs
The EPA describes several options. Mound systems can work where soil is shallow or groundwater is high. Aerobic treatment units suit poor soils and smaller lots. In arid climates, evapotranspiration systems may be possible. Many alternatives add cost and ongoing maintenance.
Approved Options Vary By Location
Which systems are allowed depends on where the land is. Arizona counties handle much of the permitting under state authority. Colorado requires the evaluation of soil profile test pits. Hawaii has banned new cesspools since 2017. Check with the local permitting office before counting on any option.
Space And Setbacks Matter Too
A drain field needs room, plus required distances from wells and property lines. Mohave County, Arizona, requires 100 feet between a septic system and a well. Understanding land lot size helps you plan. Buyers should always review local zoning, access, and use restrictions before planning improvements.
Final Thoughts
For anyone buying rural land without sewer service, understanding what is a perc test comes down to one practical question: can this ground support the plans you have for it? Soil survey ratings, county septic records, and a call to the permitting office can answer much of that before you spend money. Formal testing then follows county requirements and your purchase terms, and a disappointing result may still leave room for an approved alternative. Buyers should always review local zoning, access, and use restrictions before planning improvements.
Dollar Land Store offers a simple place to start, with the choice to pay cash or finance. Reputable sellers will provide a written purchase agreement, and ownership records can be verified through the county assessor or recorder's office. With some homework up front, owning a piece of the American West may be more within reach than you expected.
Frequently Asked Questions About Perc Test
What Is Perc? Is a Perc Test the Same as a Soil Evaluation?
"Perc" is short for percolation, which is how water moves through soil. In many places a perc test is just one part of a broader soil evaluation. In Arizona, for example, "perc test" is often used as shorthand for a full site investigation.
Can I Do a Perc Test Myself?
It depends on the state. Nevada state law doesn't prohibit homeowners from performing one, though an engineer may need to verify the results, while Hawaii requires a licensed civil engineer.
Do Perc Test Results Expire?
It varies by location. In Oregon, an approval can stay valid until a system is installed, but changes to the site, such as filling or placing a well, can invalidate it.
Does Passing a Perc Test Mean I Can Build?
Not by itself, since zoning, permits, water, and access all matter too. Every parcel is unique. Many parcels have physical road access, while others may require buyer due diligence to confirm access. Buyers should always review local zoning, access, and use restrictions before planning improvements.
Do I Need a Well Before Applying for a Septic Permit?
Some counties require one. Humboldt County, Nevada, for example, requires a well to be drilled before it will issue a sewage disposal permit.
Can a Composting Toilet Replace a Septic System?
Usually not entirely. In Hawaii, for example, composting toilets only treat toilet waste, so shower and kitchen wastewater still needs its own approved treatment and disposal. Buyers should always review local zoning, access, and use restrictions before planning improvements.
Do I Need a Perc Test if I Only Plan to Camp or RV?
Not always, but temporary wastewater setups may still need a permit, as they do in Apache County, Arizona. Buyers should always review local zoning, access, and use restrictions before planning improvements.
