Moving Up in Hudson: Two Rules Your First Purchase Probably Never Hit

by Mike Ferrante

Many move-up buyers in Hudson expect the second purchase to work like the first one, just with a bigger number. Often it doesn't. When you trade a home on city water and sewer for more land, or for an older home near downtown, you can run into two things that rarely come up on a first purchase.

One is Summit County's septic and well evaluation rule. The other is Hudson's historic district review. Neither one should scare you off the right house. Both are worth understanding before you write an offer.

Why moving up isn't just a bigger version of your last purchase

On a first home, "risk" usually means an older roof or furnace. On a move-up purchase, you may be buying a different kind of property: more land, an older structure, or a home in a protected area. Each can come with steps that didn't exist on your last deal.

Buyers tend to use their last closing as the template. If that was a newer home on public utilities outside any historic district, these rules may not show up until a title company or inspector mentions them mid-contract. I'd rather you know going in.

The county septic and well rule

Hudson is in Summit County, and Summit County Public Health enforces Environmental Health Code Chapter 1680, in effect since September 1, 2008. If a home has a private well, a septic system, or both, those systems must be evaluated before the property transfers.

The evaluation is done by a registered service provider, a registered well contractor, or a county sanitarian.
Private evaluators must file their report with the health department within three business days.
A property can be exempt if a new or replacement system was approved, or a point-of-sale evaluation was done, within the 24 months before transfer.
If a system is found out of compliance, the owner has 60 days to apply and propose a correction.
Unpaid county inspection or correction costs can be assessed against the property and collected like taxes.

According to Summit County Public Health, when the county does the inspection the fee is $550 for both systems, $375 for septic only, or $175 for a well only. Questions go to 330-926-5600.

Hudson has no city point-of-sale inspection

The City of Hudson doesn't require its own point-of-sale inspection. The Akron Cleveland Association of Realtors point-of-sale guide lists Hudson as "Point of Sale: No." Nearby Twinsburg, by comparison, requires an exterior inspection.

That's why the two rules get confused. "No point-of-sale in Hudson" is a city fact. The septic and well evaluation is a county rule that applies whenever the home has those systems. Someone who hears "Hudson doesn't require inspections" may be caught off guard when the county requirement shows up anyway.

Buying near downtown? The city reviews exterior changes

The second surprise is Hudson's Architectural and Historic Board of Review. According to the city's Historic Preservation page, "Any project that replaces building materials or changes the appearance of an historic structure requires City approval."

Approved projects must meet the city's Architectural Design Standards and the U.S. Secretary of the Interior's Standards for Rehabilitation, the national benchmark for historic work. If you're picturing a rear addition, new siding, different windows, or a new garage on an older home in the historic district, that plan needs city review before work starts.

That isn't a reason to avoid a historic home. Some of Hudson's most desirable homes are in these neighborhoods. It's a reason to call the city's Community Development department at 330-342-1790 during your due diligence, not after closing.

How this changes your offer strategy

I look at both rules the way I'd look at any cost or timeline item on a home I was buying to improve. Build them into the plan from the start.

Well or septic: Ask early whether an evaluation has been done in the last 24 months. If not, get it scheduled early in the contract period, not in the last week. A failed result can affect your budget and your move date.
Historic district: If your plans include exterior changes or an addition, talk with the city's planning staff before you settle on what you're willing to pay. If a $100,000 addition isn't approvable as you pictured it, you want to know that before you're under contract.

Bringing it back to the owner's view

Every move-up decision comes down to five questions our team asks with every client: what is the home worth, what condition is it in, what will it cost to own and improve, what risks are you taking on, and what happens next if plans change. For Hudson move-up buyers, septic and well rules and historic review belong in the risk and what-happens-next columns. Neither should scare you off. Both deserve a real answer before you sign.

Thinking about moving up in Hudson?

Whether you want more land, more space, or more character near downtown, I'd rather walk through how these rules apply to a specific address than have you guess. Schedule a time with me or someone on our team at 21mike.com.

Mike Ferrante
The Mike Team at LPT Realty
www.21mike.com
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