Southern Oregon Property Check
Looking at a rural home, land, or a manufactured home?
Pick what applies and see the questions to ask before you buy, with links to the official places to check. Takes under a minute. No sign-up and no contact info needed.
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Well water test
Ask: Has the well water been tested for arsenic, nitrate, and coliform bacteria? Can I see the lab results?
Why it matters: When a property with a domestic well is sold, Oregon requires the seller to have the water tested for these three and share the results (Domestic Well Testing Act, ORS 448.271). Irrigation-only wells, spring wells, and wells on undeveloped land are exempt.
Where to check:Well flow and well report
Ask: How many gallons per minute does the well produce, and is there a well report on file for it?
Why it matters: A water quality test does not tell you how much water the well produces. Ask whether a flow test can be done.
Where to check:Septic records
Ask: Are there permit records for the septic system? When was it last pumped and inspected?
Why it matters: Records show what was installed and approved, and an inspection shows its condition today.
Where to check:Septic approval, water, and power for land
Ask: Has the land been approved for a septic system (a site evaluation)? Is there a water source and power at the parcel?
Why it matters: Land without septic approval, water, or power may not be ready for the home you have in mind. Ask the county and DEQ what is on file.
Zoning and land use
Ask: What is the zoning, and can I use the property the way I plan (a home, a second dwelling, animals, a shop, or a business)?
Why it matters: Land use rules are set by the county or the city and can be different for each parcel.
Where to check:Permits for additions and buildings
Ask: Were the additions, garage, shop, and other buildings permitted, and were the permits finaled?
Why it matters: Ask the county what permits are on file before you buy, so there are no surprises later.
Water rights
Ask: Does the property have water rights for irrigation, a pond, or livestock? Are they tied to this land, and are they being used?
Why it matters: Under Oregon law, all water belongs to the public, and most water users need a permit or license from the state.
Where to check:Access, easements, and road upkeep
Ask: Is there recorded legal access to the property? Is there a written road maintenance agreement, and who pays for upkeep?
Why it matters: If access or road upkeep is not in writing, ask now. A title company can show you the recorded easements.
Where to check:Manufactured home ownership
Ask: Is the manufactured home recorded as real property together with the land, or as personal property with a state ownership document?
Why it matters: Oregon’s Building Codes Division records ownership for manufactured homes that are not deeded as real property. Ask your lender and title company how this affects your purchase.
Year built and HUD label
Ask: What year was the home built? Are the HUD certification labels and the data plate still on the home?
Why it matters: Most manufactured homes are built to the federal HUD code and show a certification label on each section. The label has the home’s identification number.
Where to check:Foundation and setup
Ask: What kind of foundation is the home on, and were the setup and any additions permitted?
Why it matters: Ask your lender what it requires for the foundation, and ask the county what permits are on file.
Flood zone
Ask: Is any part of the property in a FEMA flood zone?
Why it matters: Checking the flood map early lets you ask about flood insurance before you commit.
Where to check:Homeowners insurance and wildfire
Ask: Can I get homeowners insurance quotes for this address before I commit? What do they cost?
Why it matters: Oregon’s Division of Financial Regulation says wildfire risk has raised premiums for many people.
Where to check:
This is a general checklist, not legal, inspection, or survey advice. Confirm everything with the county, a licensed inspector, well and septic professionals, a title company, or an attorney.
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