Land Improvements What You Need to Know

By E. F. Sedgley.

Land improvements take many forms. In general, they are features added to the land to improve its productivity or meet special needs of the landowner.

Examples of common land improvements include water supply systems, drainage systems, pasture improvements, windbreaks, ponds, fences, roadways, and conservation measures.

Land improvements serve a variety of purposes. They may be necessary to protect property, to make possible various income-producing enterprises, or to provide recreation opportunities.

Whether you've already purchased a place in the country or plan to, an assessment of existing and potential land improvements is important.

Chances are you will not find the ideal country place with all the features you desire. Land improvements are usually expensive. Sometimes it is impossible to develop the improvements you would like because of adverse site conditions or legal constraints.

If you are seeking a place in the country, it's important that you be able to recognize the value of existing improvements and assess the feasibility and cost of improving submarginal land to meet your needs.

If you are looking for a country place with the desired improvements already established, learn to evaluate the quality of the improvements. Are the fences in good repair? Is the dam that creates the farm pond sound? Is the horse pasture well grassed? Are drainage or irrigation systems functional? Are there signs of serious erosion?

If you intend to start from scratch on an undeveloped piece of land, you need to be especially cautious in assessing the potentials for improvements. This is particularly true if you plan to move to a region with which you are unfamiliar.

Never buy a homestead unit "site unseen." Avoid the plight of a Virginia family that recently purchased a 120-acre undeveloped tract in Colorado's San Luis Valley through a mail transaction. The family envisioned a modest investment in land improvements since they knew the tract was undeveloped. Their mistake was equating unfamiliar conditions in Colorado with familiar ones in Virginia.

What the family did not know was that the land had no irrigation water rights, the area received less than 7 inches of annual precipitation, and the soils were too poor to grow almost anything. Local ranchers say this kind of land is good only to hold the world together. There is absolutely no way to improve this land to make it livable or productive.

The following sections are intended to provide basic information to help you assess the quality of existing improvements and to evaluate the need, feasibility, and cost of the improvements you may want.

Water Supply

In the country there is no city water system to supply you with treated water that is safe for domestic use and livestock.

Fortunate indeed is the country dweller who has a good well that supplies quality water to his home and a live stream or spring for watering his livestock.

If you intend to establish a country home on an undeveloped tract your first concern should be a water supply.

Availability of water varies considerably in different parts of the country. In areas of high precipitation, water-bearing aquifers frequently are close to the surface and wells shallow, dependable, and relatively inexpensive.

In more arid regions this may not be the case. Water has become a scarce commodity in much of the American West. Many western states are concerned about receding water tables; permits are required to construct all wells, and in some areas permits for domestic wells are being denied.

Even if you have the required permit, the cost of drilling a well may be prohibitive. Depth to water and the kind of geologic materials between the surface and the water generally govern the cost. Under normal soil conditions a well may be drilled and cased for around $15 a foot. If drilling through hard rock is required, the cost may reach $30 to $40 a foot. In many areas, wells reach reliable water sources in less than 100 feet. In others, the closest water may be at 500 to 600 feet.

In evaluating a recent application for wells by a land developer, the Colorado state engineer estimated the wells would require drilling to a depth of 2,000 feet and cost $30,000 to $50,000 per well.

Other costs associated with wells include pumps, power supplies, and storage facilities. Under favorable conditions you will need to figure a $2,000 to $3,000 investment for a well. In unfavorable situations the cost may be prohibitive.

Another concern in developing wells is water quality. In some areas ground water is so saline that it is unfit for human or livestock use. In mountainous areas ground water is frequently polluted by poorly designed waste disposal systems installed upslope.

A good source of information about the cost and feasibility of wells is the local well driller. He usually maintains drilling logs and is familiar with local conditions. The state agency that issues well permits may also be able to supply useful information. It may even be worth your while to hire a consulting geologist if you have serious doubt about the availability of water.

Undeveloped springs are sometimes a good source for both domestic and livestock water. Look for seepy areas that might indicate a near-surface release from a water-bearing soil layer. Even if ponded water is not evident, you may be able to develop a good water source by installing a collecting wall and gravel-packed perforated pipe. With proper storage facilities a flow of a gallon or two per minute should meet your needs.

Be sure to check the quality of water from a spring. Your county Extension agent can usually arrange water-quality testing for a small fee. Developed springs should be fenced to prevent pollution from livestock.

Drainage Systems

Excessive soil water can be a serious limitation to most proposed land uses. Severe drainage problems may go unnoticed by the inexperienced. Land that is dry during the summer months may turn into a marsh during spring rainfall and snowmelt.

Learn to associate certain kinds of plants with soil moisture conditions. The appearance of sedges, rushes, or other water-loving plants is reason to suspect a high water table.

In areas of limy or alkaline soils, presence of salt crystals on the surface also indicates a high water table. These are brought to the surface in solution by excess water and precipitate out as the water evaporates.

Land with a high water table can sometimes be converted to highly productive uses by installing a drainage system. You will need expert advice to determine the feasibility of drainage.

An investigation should be made to determine the depth and direction of flow of the ground water. Drainage ditches running in the direction of flow are usually ineffective. A good system starts with an interceptor ditch or tile line across the direction of flow above the affected area. To function properly, all drainage systems must have an outlet at lower elevation than the area being drained.

Underground tile systems are more expensive than open ditch systems but have advantages that may make them worth the extra cost. They do not take up land and can usually be farmed over. Open ditch systems tend to clog with vegetation and can be breeding grounds for mosquitoes.

Before you drain your land, check local land use ordinances. It may be illegal to drain certain wetlands. You may also be denied government assistance if you plan to drain certain wetlands.

In some areas you may have to join an established drainage district to obtain access to an outlet system.

The cost of drainage is highly variable and must be determined through onsite study. You will need to compare the cost with the benefits you expect to receive.