Hess Lake-Brooks Lake Sewer Project
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Frequently Asked Questions . . .1. Why do we need a sewer system for Hess Lake and Brooks Lake?
Many, many residents of the lakes have indicated an interest in renewing the sewer issue as a way to improve the water quality of the lakes and to improve ground water quality. It has been estimated that over 70% of the systems on the lakes are outdated, undersized, and do not meet Health Department regulations. Septic systems have limited life spans and many property owners do not have sufficient land with an adequate percolation rate for a replacement or reserve leach field area when the existing system fails.
In addition, over the past few years, as cottages have been modified or torn down for new construction, numerous unsafe systems have been unearthed. Septic systems with only a rusted-out 55 gallon drum with holes bored in the bottom serving as both the septic tank and drain field have been found; septic systems with the septic tank below water table with a pipe leading directly to the lake have been found; in another situation a 50 gallon plastic barrel filled with stones was the entire drain field with a pipe leading to the lake for drainage from the barrel. These are only a few of the many systems on our lakes.
We cannot see underground and we simply do not know what our septic system looks like nor do we know where our pipes lead. The sewers will eliminate all on-site disposal systems, both sewage and other waste waters, once and for all time on Hess Lake and Brooks Lake.
Also, the costs to properly maintain a septic system and install a new septic system are increasing annually.
Currently it costs $185-$200 to pump a 1,000 gallon septic tank. This should be done annually in a year-round residence and at least every 3 years in a seasonal residence. This cost is expected to increase substantially as the costs to dispose of the waste increases. Five years ago, $90-$100 was the normal charge.
The cost to install a new septic system has also increased substantially. Currently costs range from $4,000 to $10,000 depending on the type of system required to be installed by the Health Department, the land available for a drain field and reserve drain field, and the topography of the land. This cost is also expected to increase as construction costs increase, permit fees increase, and as the more stringent Health Department Sanitary Code is enforced on the lakes. Note under current regulations no on-site disposal system may be located within 100 feet of the lakes – see Health Department Sanitary Code.
Typically, drain fields only last 12-15 years at best.
2. Since 2006, Brooks Township has required the inspection of On-Site Disposal Systems (OSDS) whenever a property is sold. What are the results of those inspections?
While many lake systems pass, few meet Newaygo County Health Department regulations, and most are considered a serious hazard, but are not required to be replaced.
The Brooks Township On-Site Sewage Disposal System (OSDS) report was obtained through a Freedom of Information Act request and details all septic system evaluations in Brooks Township, not just lake properties. Note the report comments which are directly from the Newaygo County Health Department evaluation.
Click here to review a copy of the Brooks Township On-Site Sewage Disposal System (OSDS) report. Click here to read the Newaygo County Health Department Sanitary Code .
3. Why not just force owners to replace septic systems that do not meet the Health Department Code?
Neither the townships nor Newaygo County can or will force owners to replace a non-conforming septic system, especially where there is no room on the property for a new septic system -- even though the system is a hazard to our lakes and ground water.
The county can condemn a septic system and order it replaced only when sewage waste is visible or evident in the drain field and then the property owner can take up to 12 months to replace the system.
4. Why do property owners favor or oppose public sewer improvement districts?
Reasons property owners give for supporting a sewer system include:
§ wanting to replace their failing septic system § proposing an addition or other property improvement not accommodated by their existing septic system § preferring sewer service over septic for operational or property-marketing purposes § desiring the ability to finance their assessment over a long period of time § appreciating the environmental benefits of decreasing the number of poorly operating septic systems in their neighborhoods that may pollute the lakes and ground water § the rising costs of septic pumping and of replacing failed septic systems.
Reasons property owners give for opposing a sewer system include:
§ not wanting to incur a multi-year assessment at this time § not wanting to impose a multi-year assessment on others who do not want to incur the assessment § not wanting to sewer an area because of concerns about growth.
5. What kind of sewer system will be constructed for Hess and Brooks Lakes?
The sewer system will be a low pressure system utilizing grinder pumps. Low pressure systems have been successfully used around many lakes in Michigan and throughout the country with significant success for decades.
6. How will sewage be treated and disposed of?
The City of Newaygo will treat, and dispose of the sewage waste at their municipal sewage plant. We will avoid acquiring land, constructing a treatment facility, and managing our own waste treatment plant.
The estimated costs for the sewer project include building a pipeline to the City of Newaygo’s treatment plant plus a negotiated fee to the city to pay for upgrades at the plant to enable it to handle the additional waste from Brooks Lake and Hess Lake residents.
Click here to read more about the City of Newaygo's Waste Water Treatment Plant.
7. Why use the City of Newaygo’s treatment plant instead of building our own plant?
The construction costs are virtually the same between using the City of Newaygo and building our own treatment facility, and we eliminate responsibility for the long term costs of managing and maintaining a waste treatment facility in compliance with increasingly rigid Michigan Department of Environmental Quality (DEQ) and U.S. Environmental Protection Agency (EPA) requirements.
We are fortunate. Few lakes communities have the ability to hook-up to a nearby, existing municipal waste treatment plant instead of funding, building, and managing the long-term operation of a sewage treatment facility.
8. What area is included in the sewer district and who can sign the petitions?
All improved lake lots and any improved non-lake lots in the sewer district. Any improved property within 200’ of the sewer line must be included in the sewer district and must hook-up to the system. Therefore, in most cases lake front cottage property owners and property owners of improved property across the road from the lake are included in the sewer district.
Therefore, only owners of “improved” lots in the sewer district (that is, lots with a home or cottage on them) will be assessed and required to hook-up to the sewer system.
As long as a lot is vacant, the owner will not be assessed. When a home or cottage is built on the lot, the owner will be required to hook up to the sewer system and will be required to pay the assessment in full.
Click here to see a map of the Sewer District.
9. What is the cost of the system?
Based on the June 2008 engineering cost update, the projected cost is $19,481 per “improved” lot.
This cost includes the estimated cost of constructing the system based on anticipated increases in construction costs over the next 18 months. This 18-month period is the estimated time before construction could begin on the sewer system around the lakes.
The actual costs may be lower than the amount which is being requested for approval.
10. Have the costs changed from 2002 when sewers were last discussed?
Unfortunately, yes. In 2002, the engineering report estimated costs at $10,000. In 2007, the costs were estimated at $15,731. In June 2008, those costs have escalated to the $19,481 per “improved” lot.
The $19,481 is the amount that the petition requests the township boards act on.
11. Why have costs increased so much?
The increase can mostly be attributed to higher construction and materials costs. The latest increase, which has been the greatest, is directly related to higher material costs – primarily, the cost of PVC (plastic) pipe, which is a result of higher oil prices because PVC pipes are made from oil.
We know that if we don’t install the system now, the costs will only continue to rise.
12. What if the cost is higher than what is stated on the petition?
If the actual cost exceeds the amount on the petition, the townships may approve the cost increase as long as it does not exceed 10% of the amount on the petition. Any increase above 10% will require property owners to re-petition for approval of the sewer assessment at the higher amount.
13. How will we pay for the system?
The sewer assessment of $19,481 is either paid in full when the property owner is assessed or it can be financed over a long-term period.
Typically the costs are financed over a 20-year period through bonds issued by the County; however, programs may be available allowing the project to be financed over a 40-year period. This will not be known until the township boards form the sewer district and the Sewer Board and apply for the special 40-year financing through the USDA Rural Development Fund.
There are several options for financing which would provide rates between 2.5% and 4.5% in the current market. The total annual payment for each of the 20-years will be fixed and would be determined based on the interest rate when the bonds are issued.
Examples are provided below of annual costs:
§ Based on USDA Rural Development financing at 3.75%, the total annual payment would be $947.92 for 40 years § Based on State of Michigan Revolving Loan Fund financing at 2.5%, the total annual payment would be $1,249.62 for 20 years § Based on conventional bond financing at 4.5%, the total annual payment would be $1,497.59 for 20 years
Details of the financing options are available here.
14. How is the assessment billed to us?
The sewer assessment is billed on the winter tax bill issued by either Brooks Township or Grant Township.
15. What is the monthly cost?
In addition to the assessment for constructing the sewage collection system, property owners will also pay a monthly sewage treatment fee and a fee for maintaining the sewer collection system (pumps, pipeline, etc.). The total of these fees has been estimated at $38.47 per month. All property owners are billed the same rate. Separate meters are not installed on each grinder pump because of the significant cost of installation of meters, meter reading, and billing.
The sewage treatment fee is the same fee that residents of the City of Newaygo pay. The City of Newaygo has provided a written statement which states they will not charge lake residents any more than they charge city residents, now or in the future.
Click here to review the estimated annual operating and maintenance budget for the sewer system
16. What other costs do we pay?
Homeowners are directly responsible for costs for the abandoning of their existing septic system and connecting to the grinder pump station.
These costs will vary among owners, depending on the distance of their home to the grinder pump station as well as the amount of landscaping around their existing septic system.
Average costs for abandoning an existing septic system and connecting to the grinder pump (using 50’ as the average distance) is estimated at $2,000 per connection.
17. If sewers are approved, what happens next?
A Sewer Board will be formed that is made up of representatives of Brooks Township, Grant Township, and the County of Newaygo.
The Sewer Board will be responsible for:
§ coordinating all contracts for construction and financing of the sewer system § working out final contracts with the City of Newaygo for sewage disposal § Long-term management of the system around the lakes.
18. Are the petitions binding on the townships?
If more than 50% of the lake property owners sign the petitions, then the townships are bound to act upon the petitions and pursue the development of a Sewer Authority to proceed with the sewage collection system around Hess Lake and Brooks Lake.
19. Are there separate petitions for Grant Township and Brooks Township?
Yes, there is a separate petition for Grant Township residents and Brooks Township residents.
Click here to get a petition.
20. What if Brooks Township residents approve the sewer project and Grant Township residents do not approve the project but there are still more than 50% of property owners in favor?
It is expected that Brooks Township and Grant Township will move forward in approving the sewer district and proceeding with the sewers.
21. How will the petition process be handled?
The petitions will be delivered to lake residents by other lake residents interested in having the new sewage collection system on the lakes. The petition drive is expected to be completed on or around Labor Day, 2008.
22. Who has the right to sign the petitions?
Each improved property owner with a separate parcel number for property tax purposes has the right to sign a petition if they own property in the sewer district (click here for a map of sewer district.)
Non-improved property owners do not sign because they are not assessed until the property is actually developed. Only one signature per parcel is needed.
23. How many signatures do we need to approve the sewer project?
There are 736 eligible parcels (REUs -- Residential Units). There are 273 eligible parcels on Brooks Lake and 463 eligible parcels on Hess Lake.
We must obtain at least 369 signatures (50% plus 1 of eligible REUs) for approval. We hope to obtain many more than is needed.
24. How long before we can expect sewers around the lakes?
From the petition process to beginning installation will be 18-24 months.
25. When would we have to hook up to the system? Do I have to?
You will have 3-12 months from the activation of the sewer system to hook-up to the sewer line and disconnect from your septic and drain field. The exact time period will be d determined by the township boards. All improved properties in the sewer district must be hooked up to the sewer system. There are no exceptions.
26. When do we have to start paying for the system?
Once the bonds have been issued for construction and related costs of the sewer system, the first assessment will be due on the December tax bill of that year.
The private construction costs of hook-up to the system are due when the homeowner’s licensed contractor completes the work.
27. What happens if I sell my cottage or house before the assessment is paid off?
The townships will not require the full assessment to be paid off when you sell; only the current year’s portion will be required to be paid (if not already paid).
A buyer’s mortgage company, however, may require the full amount of the assessment to be paid at closing, and the assessment then becomes a negotiating point in the sale process.
28. Are there special financing programs available for those with a low income?
Yes at this time, but this may change depending on funding availability. Through the USDA Rural Development, low-income individuals may qualify for grants and/or special financing for both the assessment and for the private hook-up fee to their residence. An application process is involved for those in need of financial assistance.
29. Can I defer paying my assessment?
Yes. Qualifying senior citizens and totally and permanently disabled persons who meet the qualifications of income limitations can request that the assessment be deferred until the property is sold or transferred. (Click here for qualification information and an application.)
30. Are there grants available to reduce the cost of the construction of the sewer system?
There is limited grant funding available either from state or federal funds. Opportunities for grants will be pursued by the Sewer Board as they proceed through the development of the sewer system. Grants received will be used to reduce the cost of the assessment to each improved property owner.
31. Will my property value increase?
Converting from an individual private septic system to public sewer may increase the market value of your property. Additionally, if your existing septic system is failing, the market value of your property can decrease until you fix the situation by repairing/replacing your septic system or connecting to a public sewer system.
Also, because septic systems are unpopular with most buyers and can also limit the ability to expand your house or build over portions of your property, having a septic system will result in your property being less marketable at time of sale, as compared to similar sewered properties on other lakes.
32. If I am interested in getting more information on the sewers, helping to circulate petitions for signature, or signing a petition, who can I contact?
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Last modified:
06/30/08
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