Help with deciphering Massachusetts specific requirements

[Andrea Hernandez]

Hi!  I am a relatively new investor- not completely green but still at a point where nearly every project I seriously consider has at least one aspect I know nothing about.

I am looking at a waterfront property in Massachusetts and while the house and property themselves seem to be well-maintained, there are some large improvements that are bureaucratic in nature.   It states that "the well and leach field need to be relocated. Conservation is requiring an engineered plan for a deconstruction protocol on file. Buyers are responsible for complying with all orders of conditions in order to close. Do not walk the property without permission."

I have never encountered anything like this before and am trying to figure out what it actually means.  It says the leach field needs to be relocated but not the septic tank itself - does that sound right?  

Also, I realize that this work will require costly plans but since it says buyers are responsible for complying with all orders of conditions in order to close, does this mean that the engineering/design expenses would need to be laid out prior to finalizing the purchase?  I'm not super comfortable laying out that kind of money when there's no guarantee it will close.

Lastly, I noticed that it refers to a plan for a deconstruction protocol and I did some research on that because again, I think its Massachusetts specific.  I did find that Massachusetts offers grants for deconstruction (vs demolition) and am wondering if this would include the leach field, if the same pipes can be used, or if that's only for deconstruction of buildings.

If anyone has any insight, I would be grateful.  Just trying to get an idea of whether this is worth getting too deep into researching.  

Thank you!

Andrea

[Christian Welch]

@Andrea Hernandez, I would strongly recommend walking away from this property. Beyond the significant expense involved, this project is likely to become extremely challenging whether your intention is to occupy the property or rent it. With winter now underway, meaningful work would be delayed until spring, resulting in ongoing holding costs without any real progress. Additionally, the town is expected to be very difficult to work with, particularly due to wetland protections. Wetlands are federally protected, and all states are required to enforce these regulations, which can significantly complicate approvals and timelines. The cleanup and remediation of the old leach field alone presents a major undertaking with substantial associated costs. Unless the seller is willing to reduce the price by a significant amount, proceeding would not be financially prudent. To put this into perspective, the testing required just to pass a septic inspection can range from $5,000 to $10,000, even after all work is completed. Given these factors, walking away would be the most prudent course of action.