Buying Acreage In Licking: Well, Septic And Survey Basics

You can fall in love with a view, but on acreage near Licking the deal is won or lost on water, waste, and where the lines really are. If you’re planning to build or buy a cabin, hunting base, or country home, you want clean drinking water, a septic system that works, and clear boundaries with dependable access. This guide gives you practical steps, timelines, and local contact points so you can buy with confidence and avoid expensive surprises. Let’s dive in.

Septic basics in Texas County

When permits apply

Missouri sets minimum standards for onsite wastewater systems, and counties handle most permits. For single‑family homes, a construction permit is generally required when the parcel is under 3 acres. Review the state’s guidance on onsite systems to understand when permits and inspections apply to your situation (Missouri Department of Health & Senior Services FAQs).

Texas County follows the statewide rules and adds local interpretations. If there are multiple residences, the exemption thresholds change. To be exempt, you typically need about 10 acres in the aggregate per residence and proper separation distances between systems. Always confirm your specific parcel’s requirements with the county before you proceed (Texas County Health Department sewage disposal).

What records to request

Ask the seller for every available document tied to the septic system. At a minimum, request:

• The septic construction permit and any final approvals.
• The soils morphology or site evaluation that determined the system type.
• As‑built drawings, the installer’s name, and proof the installer was registered.
• Any past inspection or pumping records.

If a soils report indicates poor percolation or shallow bedrock, an engineered or alternative system may be required. Texas County maintains guidance and can provide lists of registered installers (county sewage info).

Red flags to watch

During showings and inspections, look for signs of failure such as soggy or spongy ground over the leach field, unusually lush stripes of vegetation, sewage odors, slow drains, or backups. Major repairs and replacements typically trigger new permits, so verify what work was done and when. State guidance explains what qualifies as a major change and how systems should function (state OWTS FAQs).

Buyer steps that protect you

• Include a septic contingency that allows a transfer evaluation or full inspection by a licensed professional.
• If there is no recent soils report, order a new soils morphology evaluation early.
• Request evidence of routine maintenance, such as pumping receipts, and consider requiring a fresh pump and inspection if the tank’s condition is unknown.
• If an engineered system is recommended, budget time to confirm it can be permitted on your acreage.

Well and water know‑how

Who regulates Missouri wells

Well construction and pump installation in Missouri are governed by statewide rules, and drillers and pump installers must be licensed. Ask for the original well completion report, often called the well log, along with any repair or maintenance records. If the seller does not have the log, your agent can help you request it from the driller or the state (Missouri DNR Well Installation Board).

Water testing and pump tests

For any private well, plan on certified lab testing during due diligence. At minimum, test for total coliform with E. coli follow‑up and nitrate. The EPA recommends these tests annually, with additional panels if local conditions suggest risks like metals or volatile organic compounds. Use a state‑certified drinking water lab and follow proper sampling steps (EPA private well guidance).

Lenders can add requirements. FHA and USDA loans often require water quality tests, and sometimes a pump test, when the appraisal or local factors raise concerns. Yield expectations and sampling protocols can be triggered by loan program rules, so get the exact panel and timing from your lender as soon as you go under contract (HUD/FHA Handbook reference).

Practical steps and timing

• Build in a well and water contingency with enough time for lab results and, if needed, a 4‑hour pump test.
• Coordinate sampling with your lender’s standards to avoid repeat tests.
• If results show bacteria or other contaminants, plan for remediation options like chlorination, filtration, or in rare cases a new well.
• For shared wells, make sure there is a written and recorded use and maintenance agreement, and confirm capacity for simultaneous users.

Surveys, easements, and access

Survey types to know

On rural parcels, a clear survey can save you from boundary disputes and title headaches. Common options include:

• Boundary survey. Sets corners and lines. Useful for fencing and small encroachments.
• Improvement or as‑built survey. Shows structures in relation to lines.
• ALTA/NSPS land title survey. A lender and title company standard that maps lines, improvements, and recorded easements to specific minimums. It costs more and takes longer but is often required to remove standard survey exceptions on a title policy. The current minimum standards were updated in 2021 (ALTA/NSPS standards overview).

Texas County recording realities

Do not assume a fence line matches your deed line. In Texas County, many private land surveys are not recorded, and only work by the County Surveyor is guaranteed on file by statute. A deed or plat is not the same as a modern boundary survey. If a survey matters to your plans or lender, order one and review it alongside title documents (Recorder of Deeds survey FAQ).

If a recorded survey does exist, you can request it from the Recorder of Deeds. You can also order copies of recorded easements and plats that affect your parcel (Recorder of Deeds office page).

Title exceptions and access

Title commitments often include exceptions for unrecorded easements and a standard survey exception. If you need clean coverage for access and utilities, plan on a survey and a careful review of listed easements. For properties that rely on private or shared roads, most lenders require a recorded ingress and egress easement and a road maintenance agreement that explains cost sharing and responsibilities (private road agreement overview).

If you expect to add a new driveway onto a state route such as Highway 63, contact MoDOT for access permitting. For county roads, reach out to the County Commission or Road and Bridge office. The Texas County Board Directory lists local contacts who can point you to the right office and current process (Texas County Board Directory).

Due diligence timeline for 3–50+ acres

Use these steps as a starting point. Adjust the timing for seasonality, contractor availability, and your lender’s rules.

• Title and recorded documents, days 1–7. Order the title commitment immediately and request copies of all recorded easements, rights‑of‑way, covenants, and restrictions. Review for access, utilities, and any use limits.
• Survey scope, days 1–10. If boundaries or access are unclear, line up a boundary or ALTA/NSPS survey early. Large, wooded, or creek‑crossed parcels can take 2 to 6 weeks to complete, sometimes longer in peak months.
• Well testing and inspection, days 1–21. Schedule certified sampling for coliform and nitrate right away so results return within your contingency window. If the lender may require a pump test, reserve a slot with a licensed pro.
• Septic evaluation, days 7–21. If permits and as‑builts are missing, order a soils morphology report or a transfer evaluation from a licensed onsite wastewater professional. Build in time for any required pumping to expose tank lids.
• Access verification, start early. Confirm legal, recorded access and, if on a private road, secure a recorded maintenance agreement acceptable to your lender. If a new entrance is planned on a state highway, speak with MoDOT about an access permit.

Pro tip: Front‑load lab tests and records requests. Surveys and pump tests can take weeks to schedule during busy seasons, so place those orders as soon as your offer is accepted.

Local who‑to‑call

• Texas County Health Department, septic and permits. 417‑967‑4131, 950 N Hwy 63, Houston, MO. Ask about construction permits, soils evaluations, and registered installers.
• Texas County Recorder of Deeds. Request recorded easements, plats, and any surveys on file.
• Texas County Board Directory. Use for County Surveyor, Commissioners, and local highway contact references.
• Missouri DNR, Well Installation Board. Confirm driller licensing and basic well construction rules.
• EPA Private Wells. Review what to test, how often, and treatment basics.

Smart contract contingencies

• Well and water. Reserve 10 to 21 days to complete certified water testing for bacteria and nitrate, plus any lender‑required panels. If a pump test may be needed, add time and specify yield standards that must be met.
• Septic and soils. Allow 10 to 21 days for a licensed inspection or soils morphology report. If the system fails or needs an engineered remedy, you can seek repairs, credits, or cancel per your contract.
• Survey and title. Reserve 10 to 30 days to obtain and review a survey. If it reveals encroachments, missing easements, or access issues unacceptable to you or your lender, submit objections within the time limits in your purchase agreement.
• Access and roads. If the property uses a private or shared road, require a recorded ingress and egress easement and a road maintenance agreement acceptable to the lender before closing.

Buying land around Licking should feel exciting, not stressful. With a clear plan for wells, septic, surveys, and access, you can protect your budget and your timeline while you focus on finding the right acreage. If you want a team that understands rural due diligence and keeps your contract on track, connect with The Closers Real Estate Team. We will help you get the right tests, the right records, and the right terms.

FAQs

What septic permits do I need for a 5‑acre parcel near Licking?

• Missouri generally requires a construction permit for single‑family systems on less than 3 acres, and Texas County follows state rules while adding local interpretations for multi‑residence sites, so verify your exact plan with the county health department (state OWTS FAQs).

What water tests should I run on a private well in Texas County?

• At minimum, order certified testing for total coliform with E. coli follow‑up and nitrate, then add analytes based on site risks, following EPA guidance for private wells (EPA well guidance).

How do I get the well log for a rural property around Licking?

• Ask the seller first; if unavailable, request it from the original driller or through Missouri DNR’s Well Installation Board contacts, which oversee licensed drillers and reporting (MDNR Well Board).

Do I still need a survey if fences mark the boundary in Texas County?

• Yes, many private surveys are not recorded and fences often drift from deed lines, so order a boundary or ALTA/NSPS survey if lines, easements, or lender requirements matter (Recorder survey FAQ).

What if my acreage uses a private road for access?

• Most lenders will require a recorded ingress and egress easement and a road maintenance agreement that explains who pays for upkeep, so verify and record these documents before closing (private road overview).

When is an ALTA/NSPS survey worth it on rural land?

• If your lender or title company needs to delete the standard survey exception or the parcel has complex easements and improvements, an ALTA/NSPS survey provides the scope they require under current standards (ALTA/NSPS update).