Never Buy These Types of Homes in Minnesota

Jason Huerkamp · Living in MinneapolisSeptember 25, 202625:146.3K views

About this video

Some Minnesota homes come with expensive problems you won’t see in the listing. From failing septic systems and illegal shoreline structures to radon, private wells, stucco issues, and as-is properties, here’s what buyers should check before closing.

Key takeaways

Septic systems: Minnesota has no statewide septic inspection requirement at sale. Some counties, such as Chisago and Nicollet, have their own point-of-sale rules, and many have none, so ask the county and get the system inspected yourself.
A compliance certificate is generally good for three years (five for a new system), so check its date. Replacing a failing system, often a mound system in Minnesota soils, runs about $30,000 to $45,000 according to Jason.
Lake homes: state shoreland rules set building setbacks by lake class: 75 feet on general development lakes, 100 on recreational development lakes and 150 on natural environment lakes (for lots without city sewer). Counties and cities can be stricter.
"Grandfathered" docks, boathouses and decks may not be rebuilt or expanded if they're damaged. Get the permit history and ask the county or city directly before you pay a lake premium.
Radon: more than two in five Minnesota homes tested come back high. A test is cheap, and a mitigation system usually costs $1,500 to $2,500. Retest every two years with a system and about every five without.
Private wells: test for bacteria every year, nitrate every other year, and arsenic, lead and manganese at least once. Arsenic shows up in about 40% of new wells, and about 1 in 10 private wells exceeds the safe limit.
Old unsealed wells can turn up even in first-ring suburbs like Richfield, Bloomington, Edina and St. Louis Park on homes built before about 1970. Unused wells must be sealed, and a well disclosure certificate goes with the deed at closing.
"As-is" means the seller won't fix things, not that you can't inspect. Jason's advice: keep your inspection contingency, and get an independent stucco inspection on stucco homes built from about 1990 to 2010.

Questions this video answers

Is a septic inspection required to sell a house in Minnesota?

Not statewide. Some counties require a compliance inspection at sale and many don't, so check with the county and get your own inspection if the home has a private septic system.

How much does radon mitigation cost in Minnesota?

Usually $1,500 to $2,500, according to Jason; most homes can be done for under $2,500. The system is a pipe and fan that vents soil gas from under the slab above the roof.

What should I test a private well for?

Coliform bacteria every year, nitrate every other year, and arsenic, lead and manganese at least once, following the Minnesota Department of Health's schedule. Make testing a contingency if the seller has no recent results.

Can I inspect a house sold as-is?

Yes. As-is means the seller isn't making repairs, but you can still negotiate a full inspection period, which matters even more when disclosures are limited.