Virginia land investors and real estate professionals need to understand the difference between Virginia Department of Health (VDH) onsite wastewater disposal system (septic system) construction permits and certification letters. These are similar to structural construction permits, as they expire after a fixed amount of time. Permits are constrained to a specific site and property owner. Most counties located in Northern Virginia and the Shenandoah Valley require installation within 18 months of permit issuance. However, Fauquier County, Virginia requires the system to be installed within 12 months of issuance. A certification letter is issued by the county health department. The drainfield site and suitability of the soils for a septic system is defined. This letter does not expire and should be obtained by applicants who do not plan on system installation with the construction permit’s time constraints. A certification letter is ideal for vacant land investors who plan on “percing” property for resale or for building outside the permit time restraints. It can be converted to a construction permit by submitting an application and paying applicable fees to the health department. Additional Comments: Certification letters specify an approval for a certain number of bedrooms. Certification letters do not identify the type of septic system approved. Septic Systems can vary in cost ranging in $8,000-$30,000. It is recommended to consult a soil evaluator or health department specialist to verify the type of system approved. It is in the real estate developer’s best interest to work with an authorized onsite soil evaluator that has the interest of the client’s needs in mind. If you have any questions concerning a parcel of property in Northern Virginia or Shenandoah Valley, please visit our contact us...

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As February approaches, so has maple syrup season. We have begun tapping Acer saccharum (sugar maple) trees on our woodlot in Shenandoah County, Virginia. Many people believe that maple sugar production is limited to New England and Canada. However, the Hadley’s have had success on their property located at the foot slopes of Massanutten Mountain. Sap runs for short intermittent periods when the weather is most favorable. These conditions are characterized by alternating periods of freezing and thawing which cause the sap to flow through the xylem of the tree.  The sap will only exit the tree when it is tapped (wounded). While doing as little damage to the tree as possible, a spile is inserted into the tap hole. The spile acts as a spout and is connected to hosing which flows into a collection reservoir. Syrup is produced by boiling sap at about 2% sugar content. During this process the water is evaporated until the sugar content reaches approximately 66%. To produce 1 gallon of syrup, 40-45 gallons of sap need to be collected. Later in the spring the trees will begin to bud. The chemical composition of the sap will slightly change, causing syrup to have a less desirable flavor. This syrup is often referred to as “buddy” and marks the end of the season. Maple syrup can also be produced from other species of maple common in Virginia. Acer rubrum (red maple) and Acer negundo (boxelder) trees may also be tapped. These species tend to have lower sap sugar contents and slightly different chemical compositions resulting in a less palatable product. If you have any questions on how to begin producing maple syrup on your own property, please email us at hadleyenv@gmail.com. We would be more than happy to share our techniques to fellow...

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The familiar term for obtaining a soils evaluation for a septic system has always been perc testing. Is this still a valid term?  In many counties in Virginia, this term no longer describes the assessment required to obtain a septic system permit or certification.  Although some states may still require a water percolation test, they are no longer required in Virginia for approval. For about twenty five years, a soil evaluation is completed and has to pass the evaluator’s judgment. Currently, a licensed onsite soils evaluator (OSE) or licensed alternative onsite soils evaluator (AOSE) performs the evaluation and bases their decision on a complex set of state regulations. In many cases additional ordinances are put in place by local counties. These guidelines include landscape, depth to water table, rock and water movement restrictions. A soil evaluation requires a backhoe to be onsite to dig five foot deep test pits which the evaluator uses to determine soil characteristics. In some situations the test pits can be augered and reviewed with the same procedures.  The texture, color, structure, depths to rock, water table or indicators of slow water movement (redox) will be recorded and later summarized in a soils report. This report will be submitted to the local health department along with a sketch, survey, system design and the evaluator’s certification for issuance of a construction permit or certification letter....

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It is important to avoid compacting the soil in the area of the drainfield site (both proposed site and existing site). Compacting the soils is normally only an issue from vehicular traffic and heavy machinery. This compaction is most pronounced when there is a shallow subsoil or restrictive layer. It is less pronounced with increased soil and installation depth. Compaction is the process by which soil particles are forced closer together reducing soil porosity. This is caused by heavy machinery traffic and, to a lesser extent, by animals (such as cattle or horses) trampling on wet soils. These impacts include: A reduction in the capacity of water that the soil can hold, an increase in anaerobic subsoil conditions (reducing the amount of oxygen available to organisms), formation of cemented layers or a pan, reduction of root growth and therefore plant development, a loss of soil invertebrates due to the pores becoming too small for them move about and an increase in run-off and flooding. The rule of thumb is to stay twenty feet (20′) outside the drain field and reserve sites. Remember to never cross a system with a...

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Signs include pathogens on the service of the soil and wastewater effluent. If this is occurring on your property call Hadley Environmental Services to avoid health hazards and future fines/violations.

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Types of Soil Graph. Water Water & Sewage Systems for your property are determined based on your unique soil content and property infrastructure.

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