Septic, wells and utilities on a Pickwick Lake lot

The short version: a lake lot with no public sewer is only as buildable as its soil. In all three states the health or environmental agency has to approve a septic system before you build, and some lots fail. Make the sale contingent on a septic approval, and find out who supplies water and power before you fall in love with the view.

Septic: who approves it in each state

Tennessee (Hardin County)

The Tennessee Department of Environment and Conservation (TDEC) issues subsurface sewage disposal system permits. You apply online, a TDEC environmental scientist visits the lot to evaluate the soil and tell you what type of system it can support, and you need the permit before you build. Allow up to 45 days. A conventional system permit is $400 for homes up to 1,000 gallons a day, and a lot evaluation for a single lot is $150. Tennessee's rules require the water table to be at least four feet below the bottom of the drain field, and gullies, drainage ways, sinkholes, springs and streams cannot be counted as drain field area.

Mississippi (Tishomingo County)

The Mississippi State Department of Health's Division of On-site Wastewater handles it. The owner files a Notice of Intent (Form 908), the county environmentalist does a soil and site evaluation (the "perk test"), and you receive a permit or recommendation. You need that document to get a water meter. The soil and site evaluation with final approval is $222.50. The Wastewater Call Center is 855-220-0192.

Alabama (Lauderdale and Colbert Counties)

The county health department, under the Alabama Department of Public Health, issues the onsite sewage permit. A registered professional (an engineer, soil classifier or land surveyor) evaluates the lot and designs the system, and an environmentalist reviews the soil results and calculations. Lots with slow soils or a shallow limiting layer must be designed by an engineer. Alabama's rules also set minimum lot sizes and setbacks, and say that swamps, wetlands and frequently flooded areas do not count toward lot size.

One rule that applies on every TVA lake

Septic tanks and drain fields are not allowed on TVA-owned land. If TVA owns a strip between the lot and the water, your system has to fit on the part you own, and it still has to meet the state's setback from the lake. Ask the agency what setback applies to your lot.

Private wells

Tennessee: anyone drilling a water well must be licensed under the Tennessee Water Well Act. TDEC recommends testing well water for bacteria every year; the Department of Health suggests nitrates and metals every two years. Use a certified lab.
Mississippi: the Mississippi Department of Environmental Quality licenses and regulates well drillers, and you must use a licensed driller.
Alabama: the Alabama Department of Environmental Management licenses drillers, and only licensed drillers may drill water wells. The Alabama Private Well Program at Auburn University publishes testing guidance.

If the lot already has a well, ask for a recent water test and the well log. If it does not, get a drilling estimate before you buy; a dry or deep well is a real cost.

Water, power and internet around the lake

Service areas are patchy around a lake, so always call the utility with the exact address.

Water, Tennessee side: First Utility District of Hardin County serves the Counce and Pickwick Dam area (7075 Highway 57, Counce, 731-689-4454).
Water, Mississippi side: Harmony Central Water Association serves areas of Tishomingo County outside the Iuka city limits; the City of Iuka serves the city.
Water, Alabama side: Florence Utilities serves Lauderdale County with water, gas and electricity. Ask the utility whether a Waterloo or Cherokee address is in its area.
Electricity: Pickwick Electric Cooperative serves parts of Hardin County, Tennessee and Tishomingo County, Mississippi. On the Alabama side, Florence Utilities serves Lauderdale County and Sheffield Utilities serves Colbert County. Other parts of Hardin County are served by other co-ops, so ask.
Internet: Tishomingo Connect offers fiber inside the Tishomingo County Electric Power Association service area. Elsewhere, ask the electric provider and neighbors what actually reaches the lot.
Sewer: public sewer is rare outside town limits. Assume septic unless the utility confirms a sewer tap.

What to put in your offer

A contingency for a septic site evaluation or permit in your name.
Written confirmation from the water and electric utilities that they serve the address, and what a new tap or service drop costs.
A survey that shows the lot lines, any TVA land or easement, and where the drain field would go.

This guide is general information, not legal or engineering advice. Rely on the state agency, the county health department, the utility and your closing attorney for a specific lot.

Septic, wells and utilities: is the lot buildable?