|
Lake Access Irrigation FAQ (Frequently Asked Questions) Contact: Donald A. Thomas, Jr. (datj@icwhen.com)
photos by Donald A. Thomas, Jr.
- Obligatory Disclaimer -
Although the utmost effort toward accuracy and thoroughness has been applied, the author assumes no other homeowner’s responsibility for their own decisions in these matters. Please note that the author is not a trained or licensed irrigation expert. All advice and opinions are offered with no warranties or guarantees; implied or otherwise. Homeowners who pursue an irrigation system on their property do so at their own risk and agree to hold the author of this document free of any claims of damage, financial or otherwise, for having offered the information herein. This document is believed to be thorough and accurate as of June 2004. Some information is subject to change without notice. This document may be shared and passed along electronically or otherwise as long as all information remains intact and is not edited in any way. Incorporated photos and Web links must also be retained. Please use the following link for online referrals: http://www.icwhen.com/water/irrigation. This document may be updated at author's discretion without notice. - Bottom Line -
This is a very long document (19 printed pages) and may bore some of you. I personally think that you will find the information in this report to be useful and informative, but I also understand that I can go into far more detail than many people may care about. For those who just like the bottom line, first read the Obligatory Disclaimer above, then call Mr. Randy Graham of Dobson's Woods and Water, Inc. Randy has examined home sites in the Osprey Lakes subdivision and has pledged to offer discounted quality work as a reward to all of us for our referrals and because they understand the unique situation of installing new irrigation systems on home sites that already have public water hookups. Expect a price less than $1,500 depending on specific case-by-case situations.
Please note that Randy can offer shallow well installations also and has pledged to offer special pricing to Chuluota residents on that service too.
Click on Business Card for Company Profile
Randy can be reached by calling (407) 841-0030.
Remember, HOA (HomeOwner's Association) and County approval is required for each project. Failure to obtain the proper permissions can easily lead to costly changes or removal at homeowner's expense.
Again, I encourage you to skim the questions below before making a decision for or against an alternative irrigation system.
NOTE to Chuluota residents outside of the Osprey Lakes subdivision: Quotes provided herein were for homes already equipped with underground irrigation systems that are currently connected to public water serviced by Florida Water Services. - Introduction -
The information herein has been compiled and published in an effort to assist homeowners in Chuluota, Florida and their battle against unconscionably high water rates enforced by Florida Water Services and Florida Public Service Commission. For more information regarding the Chuluota Water Rate Crisis, visit http://www.icwhen.com/water. The home examined by any irrigation companies named in this document is located in the Osprey Lakes subdivision. It was built by DR Horton and sold as a newly built home in October of 2003.
This document was created by Donald A. Thomas, Jr., a resident of Chuluota. The intent is to help answer questions neighbors may have related to Lake Access Irrigation and to hopefully locate a Lake Access Irrigation installer that will dependably and affordably install such systems. - Format -
I felt that it would be easiest to create and read this report in the form of a FAQ (Frequently Asked Questions). The questions found herein were generated in one of three ways:
I could not possibly anticipate every question that someone might ask and, certainly, different individuals will have unique circumstances that I may not have considered. Readers of this document are encouraged to use the questions here as a guideline when seeking professional work done on their own property. I hope to consider this report complete. Any new questions should be directed to the contractor. - Method -
I learned a long time ago that the best way to "shop" for contract service is to contact a minimum of three companies. This not only helps to foster competitive bids, but it also helps to become educated about the services being contracted. Asking the same questions to different companies helps identify which companies pride themselves on ethics and which companies thrive on "selling up" even when the additional work may not be required. My wife and use this strategy on the job as well as at home whenever possible. I will not bore everyone with all of the details, but my primary goals are:
People frequently either go on the cheap (and often regret it later) or they simply throw money at reputation because they don't feel they have time for the process to shop around. Neither method is particularly evil, but neither extreme fosters is a dependable formula to attain true value.
I hope this report helps save residents time so they can obtain an exceptional value if they elect to have a Lake Access Irrigation system added to their Chuluota home.
What is Lake Access Irrigation?
Lake Access Irrigation is one way to irrigate a homeowner's landscape (lawn, trees and shrubs). The two other common forms (other than the original taps into public water) are Deep and Shallow wells. Lake Access Irrigation can only be utilized if:
This report was focused on Osprey Lake in Chuluota, Florida. St. John's River Water Management District (SJRWMD) allows lakefront homes to tap the lake up to 100,000 maximum gallons per day. Few residents in the Osprey Lakes subdivision exceed 100,000 gallons for their entire household in a month.
Other natural water resources in Chuluota will likely have different water management guidelines attached to them. Contact SJRWMD for guidelines related to specific bodies of water in Chuluota.
Why do I want to consider a new irrigation system when I already have an irrigation system connected to public water?
At the time of generating this report, Florida Water Services sends monthly water and wastewater bills to Chuluota homeowners in the hundreds of dollars. One resident actually received a bill totaling over $476. There are a number of causes for the insanity and a fight to reduce rates has been underway.
Statistically, homeowners that irrigate their lawns may use 59% of their total water consumption just to irrigate. This data is substantiated in large part by Osprey Lakes homeowners revealing that their water bills drop by over $100 a month after installing a well or Lake Access Irrigation system. Mathematically, a $250 water bill would become only $102.50 after installing a way to draw from an alternative water supply.
These statistics will vary house-by-house depending on individual water use practices, size of yards, number of family members, etc.
It costs far less to finance the money required to install an irrigation system than it does to to pay $100 to $200 a month to irrigate a lawn.
Does irrigation really use that much water?
St. John's River Water Management District (SJRWMD) requires lawns in their jurisdiction to not be irrigated any more than twice a week. Details about the rules regarding irrigation may be located here: http://www.sjrwmd.com/programs/outreach/conservation/restrictions/index.html.
Sod requires a lot of water when it is first installed and SJRWD allows a temporary waiver for new sod to be planted properly. D.R. Horton personnel take advantage of the waiver and set the timers high. For obvious reasons, they would not want to debate having to replace costly sod simply because it was not irrigated properly.
One Osprey Lakes resident recently read his Neptune meter and was shocked to see that it read approximately 154,000 gallons more than it did when he first read the meter before he moved in. It appears that initial irrigation was set that high by D.R. Horton and the builder encouraged the resident not to set it back until after the sod had taken for a few more weeks. I obtained a similar reading from another home that the new owner had not yet taken possession. If a homeowner were to irrigate their yard to generate a gallon usage of 150,000 in one month, they would receive a $644 water bill (ref: http://www.icwhen.com/water/calculator.html). It has been reported that the builder paid $800 or more each month to irrigate the lawns around the two model homes. It is not uncommon for households to receive water bills in the new Chuluota subdivisions between $150 and $300 every month.
Why install a Lake Access Irrigation system and not a deep or shallow well?
There are no known imminent environmental problems caused by deep or shallow wells in the Osprey Lakes subdivision, but in a perfect world we would not want to disrupt underground resources. Chuluota residents have had deep and shallow wells for many years without problems beyond normal maintenance, but drilling wells can cause underground areas to collapse.
Shallow wells tend to spew an excessive amount of iron content which stain sidewalks and driveways. Deep wells may also stain, but are generally thought not to be as bad. In Osprey Lakes, homeowners are required to treat sidewalks that may be stained by well water. Treatment would likely be required as frequently as annually. Sidewalks that do get stained must be sandblasted prior to treatment. It is a good idea to seal sidewalks and driveways regardless of the type of irrigation system installed.
So, lake water will not stain the sidewalks and driveways?
Actually, lake water will also stain sidewalks and driveways over time, however I am told that lake water tends to darken the concrete instead of turning it orange like iron-rich well water does. It would be a good idea to seal the driveway and sidewalks regardless of whether the water comes from the lake or a well.
Be advised that since originally writing this FAQ, I have observed sidewalks in front of homes utilizing Lake Access Irrigation turning orange. My wife and I will be power washing and sealing the concrete surfaces before installing the Lake Access Irrigation system.
Lake water can foster bacteria. Is it a problem to introduce lake water into the lawns that our kids and dogs use?
A great number of Florida homeowners use natural sources for irrigation including wells and lake water. The idea is not new and a way of life for millions of people. It might help to remember how people swim in rivers, lakes and oceans regularly; some on a daily basis.
Everyone is different and someone that is unusually sensitive to the type of bacteria found in a lake should certainly avoid exposure. I would encourage parents to teach their youngest ones not to place things in their mouth while playing outside. Not just because lawns might be watered by lake water, but because the bacteria in the lawns as well as fertilizers and other contaminants are best advised not to eat.
On the plus side, irrigation specialists make a point that some of the bacteria in lake water is great for helping to keep irrigated lawns greener and healthier.
What is the impact on the level of the lake by homeowners tapping into it for irrigation?
Each body of water is different. Some are part of a network of lakes and streams. Some are spring fed. Some solely rely on direct rain that simply dry up at different times of the season or year.
In Chuluota, water resources are overseen by the St. John’s River Water Management District. They study the impact of lake access irrigation and grant approvals on a location-by-location basis.
Osprey Lake is a spring fed lake. It may go up and down a bit throughout the year, but it should always retain a relatively constant level throughout the year. Being spring fed also helps keep the water cleaner. St. John’s River Water Management District allows lakefront homeowners to tap into the lake as long as no more than 100,000 gallons of water per day are drawn. Few homeowners use that much water for their entire household for an entire month.
Some residents may also not be clear as to how much water is in Osprey Lake. Think about the size of a city water tower and how many homes one water tower serves for irrigation as well as other household needs. Assuming that Osprey Lake would fill at least one water tower and that a relatively few number of homes would depend on it for irrigation the taps into the lake will not be noticed. Assuredly, more water evaporates off Osprey Lake each day than what we would use for irrigation.
In spite of my confidence that the homes around Osprey Lakes will not measurably impact the overall level of the water, I like to retain options whenever I can. I will be asking our installer to add a box to our system where I can manually restore public water for irrigation by moving one pipe connection to another. It is understandably illegal to physically connect the two systems together so that the public (treated) water supply does not get tainted by backflow. Consult your installer about acceptable options for your location.
Doesn't spring water come from an underground source? Why would lake water have less iron than a shallow or deep well?
An environmentalist should confirm this, but I presume minerals in lake water have a much better opportunity to settle out of the water than being freshly stirred up when pulled up out of the ground from a well.
As mentioned above, however, I have personally observed sidewalks turning orange in front of homes that utilize Lake Access Irrigation systems. I know that at least one of the homes also has a premium optional filter and the sidewalk still has turned orange. It seems as if it is an unavoidable consequence.
What studies, etc., have been done to measure the negative and positive impact on the community and the lake?
St John’s River Water Management District studies water related issues on an ongoing basis. Lake access water irrigation is a very common thing for lakefront homeowners to install, but SJRWMD assuredly cannot study irrigation impact on every lake in their geographic areas of concern.
As a related point, amidst times that water companies stress the value of conserving water, it makes sense to use untreated lake water for irrigation rather than waste our precious resource of treated drinking quality water.
Wouldn't an above ground pump have to be approved by the Homeowners Association?
Yes. In Osprey Lakes (and likely anywhere else that a Homeowner’s Association has jurisdiction) there is a required formality to get approval from the HOA, but it should not be a difficult ordeal. In the case at Osprey Lakes, a special ARB submission form and a diagram of where the pump will be placed must be submitted to the HOA before work has started. Failure to obtain HOA approval may easily lead to a situation where the homeowner must relocate or remove the equipment at their expense.
Homeowners must also get appropriate permits from the County, but the irrigation company should be able to work that out on your behalf.
What is the procedure to have the Homeowner's Association approve my new irrigation system?
Although there are pumps that can be submerged, the most practical and price effective type requires above ground installation. In the Osprey Lakes subdivision, the Architectural Review Board requires basically two items to be submitted.
Where do I obtain Osprey Lakes' Architectural Review Board Application?
I obtained a copy of Osprey Lake's Architectural Review Board Application from the D.R. Horton sales office, but the form was getting to look a bit shabby from being photocopied. For your convenience, I recreated the document as a PDF document and embedded editable fields so you can easily type in your own information before printing out the form.
The document requires Acrobat Reader to view, edit and print. Adobe's Acrobat Reader is an industry standard and is free to download and install. If you need to install Acrobat Reader on your computer, click on the icon shown on the left below.
To download Osprey Lakes' Architectural Review Board Application, click here: documents\ARB_Application_Form.pdf
For those who just want the form in Microsoft Word format (DOC), click here: documents\ARB_Application_Form.doc. Please note that it is easy to change the appearance of the form and may disqualify your application by doing so. Microsoft Word is required to view, edit and print the DOC form of this document.
Where do I obtain a plat of my property?
A copy of the plat should be included with your closing papers. Contact the sales office if you have any difficulty locating your copy. You will need to mark the location of the pump on a copy of the plat and include it with your submission to the Homeowner's Association.
Where do I send my Homeowner's Association request for Architectural Review Board approval?
Newer Chuluota subdivisions will have their own separate Homeowner's Associations and guidelines. At Osprey Lakes, the Homeowner's Association is managed by:
What is the process to obtain pertinent Seminole County permits?
Technically, it is the homeowner's responsibility to obtain the necessary permits. Your contractor should be able to identify and obtain those permits on your behalf.
If I decide to install a Lake Access Irrigation system, what does the basic package include?
The basic components of a Lake Access Irrigation system installed by Dobsons' Woods and Water in the Osprey Lakes subdivision include:
The work includes two trenches. One trench is for the 1.5" PVC pipe to extend from the side of the home where the existing sprinkler stations are located and a 110 volt start wire to turn the pump on and off when it is needed. The second trench is for a 220 volt UL listed underground outdoor wire to power the pump.
There are multiple ways to configure the wiring depending on locations of controllers, electrical sources and stations around the home. The diagram above is intended to be simplistic to offer the layman an idea of what is involved. Individual wiring layouts may vary.
The work should take about one half day by two persons.
What if I add a pool someday? Will the installation of a Lake Access Irrigation system cause a problem?
If you do not already own a pool, tell the installer you plan to add one EVEN IF YOU NEVER DO. The installer will choose a route around the standard areas of the yard that might be used to build a pool. The $1450 quote obtained from Dobson's Woods and Water included the materials and labor required to install around a zone for a future pool.
I have a close relationship with my neighbor across the street who does not have lake access. I'd like to offer them access to the lake through our yard. Is that a problem?
Irrigation companies will not bury pipe underneath city streets nor should they. It is also unwise to offer underground access to neighbors. Doing so can affect the resale value of the home and cause any number of problems if pipes or wiring ever get damaged.
It seems silly to did two trenches out to the lake when I live next door to another homeowner that is also installing a Lake Access Irrigation System. Could we share that trench and save some money?
Each homeowner is responsible for the utilities installed on their property. In the big scheme of things, the added cost of another trench is small against the problems that can be caused by one neighbor's irrigation system being partially installed on another neighbor's property.
What, if for whatever reason, I wish to restore irrigation from the public water system?
The installer will be obligated to cap off the pipe from the water meter to the irrigation system when the new system is installed. There are strict laws in place to help ensure that untreated water is never connected to the public water system. As an individual who prefers leaving options available, I personally would like having the ability to restore metered water to service the irrigation system. I encourage you to discuss such options with your installer if you would like the peace of mind of knowing you do not have to call out the Cavalry just to restore your metered water system to irrigate.
This sounds great, but we just don't have $1500 in our budget right now. How can we afford it?
Frankly, if money is that tight, you can't afford not to do it. The first full month of installation, your water bill may drop $100 or more (individual savings will vary). Dobson's Woods and Water accepts MasterCard and Visa. They can also help to secure 6.4% financing. Consult the specifics of your budget and you will assuredly find that financing the installation costs will be far less than the savings in water.
We don't live on a lake. How does this help us?
The second preferred choice is to dig a deep well, however deep wells can cost up to $5,000 or more. Dobson's has pledged to discount shallow well installations to Chuluota residents. Contact Dobson's Woods and Water for more information.
I am confused whether the pump runs on 110 volt or 220 volt. I've heard both numbers.
Dobson's Woods and Water tells me that the Sta-Rite brand pump that they install can be set up to run on either 110 volt or 220 volt. They recommend setting it up as a 220 volt system for optimum and long lasting operation.
I have heard that an optional filter is a good idea. Should I consider a filter?
Dobson's Woods and Water will install an optional filter at the customer's request. I did not get a price from Dobson's, but another irrigation company quoted an additional $280 to add a premium filter. After Mr. Randy Graham of Dobson's Woods and Water examined the area around our home and of a neighbor, he felt that the optional filter was unnecessary if the system is installed properly. The pipe that extends into the lake is suspended off of the lake bed by a decoy.
The image above is of a decoy that was recently installed on Osprey Lake. It floats on the lake and holds the end of the intake pipe off of the bed of the lake. The system installed by Dobson's incorporates a laser cut filter on the pipe to prevent debris from entering the system.
What type of maintenance is required on a Lake Access Irrigation System?
I am told that the end of the pipe that extends into the lake should be wiped clean on an annual basis. Those who have access to a canoe can easily lift the decoy to access the pipe. Dobson's Woods and Water offers cleaning if desired.
If they're routing power out to the pump, wouldn't it make sense to add an outdoor electrical outlet for the homeowner's convenience?
It might be handy to have access to an electrical outlet near the location of the pump for outdoor lighting, bug zappers, lawn tools or other applications. There are three problems with placing an outlet near the pump. The first is that Dobson's Wood and Water recommends setting up the pump to function optimally at 220 volt. The household current standard is 110 volt, therefore, it would require either setting the pump up for 110 volt operation or running another wire out to the pump just for the outlet.
A second reason not to add an outlet is that Dobson's strongly recommends that the pump be on it's own GFI protected circuit. They advise that it would not be a good idea to have other devices on the line when the motor for the pump kicks on or switches off.
The third reason for not placing an outlet near the pump is so that the wire out to it does not have to be live except for the times that the pump is actually running.
What if the installer hits and damages an existing irrigation pipe while installing the new equipment.
Actually, it is easier to repair a pipe or two when trenching than it is to try to reverse engineer where all the pipes are and work around hitting them. Installation quotes from reputable installers should take into account that one or two pipes will be hit and need to be patched. The process is a normal course of installation and incorporated into the price of the work.
What precautions, if any, are taken to avoid damaging utility lines such as electrical, water, cable or telephone?
Your installer should automatically contact all of the utilities in due time for them to mark where the lines are on your property before any digging takes place. Utilities understand the value of investing a little bit of time to avoid the potential of major damage. Failing to contact the utilities when this kind of work is done may cause costly damage that the homeowner may be obligated to pay. Reconfirm with your installer that this step will be taken properly.
Is the 220 volt electrical wire installed inside PVC piping as conduit?
Dobson's Woods and Water insists that they use wiring designed for in ground applications and is UL listed for that purpose. Understandably, some residents will want the peace of mind of knowing their 220 volt wiring is inside the added protection of PVC pipe. There would be an added charge probably in the area of $100 to $250 to have the wire installed in this way. You are well advised to inquire about this feature and obtain an estimate specific to your installation.
Our existing irrigation system home has a rain gauge feature that shuts off the irrigation system when sufficient rain has saturated the lawn. Will that feature be left intact by a new Lake Access Irrigation system?
Regardless of where our water comes from each day, we need to be mindful to not to use more than we really need. The rain gauge feature of an existing irrigation system should remain intact when a new Lake Access Irrigation system has been installed. It is a great idea to confirm with your installer that their quote includes the existing rain gauge feature being incorporated into the new system.
Should I be concerned about having a licensed electrician do the electrical work?
Absolutely be concerned about licensed labor. Dobson's Woods and Water is fully licensed to install irrigation systems and can provide options regarding specific electrical work being performed by a licensed electrician. Arguably, the electrical work required on the irrigation system is straight forward for Dobson's installers and they have done it for years. They also fully guarantee their work. Be advised that some of the options Dobson's may suggest could affect the overall charges for the work.
You keep mentioning Dobson's Woods and Water. Didn't you also solicit quotes from other companies?
At times, this report may sound like a commercial for Dobson's Woods and Water. I actually was in touch with three separate companies. Clear Water Products is another company that has done work in the area and I have received comments from two Osprey Lakes homeowners that Clear Water Products complete the work and did a good job.
I was not personally satisfied with my communications with Clear Water Products. The representative told me that they offer no discounts and she justified the policy by how her company had an Osprey Lakes customer recently take advantage of them. Their finance options were limited and advised me of their policy to add 3% for credit card transactions. I understand that that may sound good to cash customers, however, I would strongly urge people to never pay cash for this kind of work.
Clear Water Products indicated that they have done Lake Access Irrigation installations for as high as $3,000 in the Osprey Lakes subdivision. The lowest price she quoted was $400 more than at least one job I knew they already completed in the area.
I also spoke to a company called Royal. When I explained the water rate situation in Chuluota and suggested that I would be interested in finding a company that would offer discounts to a number of Chuluota residents, I was still told that installations would start at $2,200. This amount did not include the filter and other options that would raise the price even higher. Presumably, some money might be saved by discussing lower cost alternatives, but it sounded as if $2,200 was a base price the representative wanted to focus on.
In fairness to Royal, I know of one customer that is very happy with their work and it certainly sounded that they knew what they were talking about. The Royal representative did offer cautions such as whether the existing rain gauge would be incorporated into the system with other quotes I received. That sounded like a reasonable concern, but Dobson's Woods and Water assured me that any reliable service would retain all of the features of an existing irrigation system when converting it over to lake irrigation.
Those interested in contacting Royal can call (407) 365-2953 or visit http://www.royalirrigation.com.
What if I invest in an alternative irrigation system and my water rates are lowered to a fair and competitive level within the next couple of months?
The fight for fair and competitive rates are ongoing. We hope proper authorities step in before long and force reasonable change, however there is no reason to believe that will happen in any specific time period.
Regardless, your new alternative water source irrigation system will save approximately 59% of your total water and wastewater bill no matter what the rates are. Therefore, even after the rates are lowered to competitive levels, the new system will continue to save you significant portions of your monthly water bills. Specific numbers will vary on a case-by-case basis.
Are there any tax advantages for installing a Lake Access Irrigation system?
Check with your accountant for an absolute answer to this question. I believe that the answer is that the home improvement can well increase the value of your home, but tax advantages will be limited to how you finance the work being done. If you have equity in your home, a revolving home equity loan may qualify for certain tax deductions. In our household, the Lake Access Irrigation system may become the project that inspires us to apply for that kind of loan.
There is a lot of lighting strikes in Central Florida. Are there any added risks in the new wiring in my yard or the pump on my property?
Underground wiring is much safer than those above ground and pose no remarkable risk attracting lightning strikes. Although the pump potentially could be exposed to lightning, so can a fence post or a garden bench. Check with your installer for more information if this question is of particular concern to you.
I have heard of instances when the Electric Company pays rebates to customers who purchase qualifying energy-efficient appliances. Are there any similar opportunities with the water company by installing a Lake Access Irrigation system that conserves the amount of treated public water that we buy?
Florida Water Services is the water company that caters to all public water customers in Chuluota. They have made it clear that they feel the Chuluota residents, unlike residents in other cities they serve, use much more public water than they should. I have a letter from Florida Water Services stating that they expect our consumption of public water in Chuluota should not exceed 6,000 gallons each month.
This past week, I have contacted Florida Water Systems proposing that they consider offering a substantial rebate to Chuluota residents who install a well or Lake Access Irrigation system that reduces the demand on their valuable treated water supply. Not surprisingly, Florida Water Services has not extended the courtesy of a response to my proposal. Personally, I have no beliefs that Florida Water Services wishes to operate in any manner except to continue billing unfair and non-competitive rates for water and wastewater services in Chuluota.
For up-to-date information regarding the unfair and non-competitive water and wastewater rates in Chuluota, visit http://www.icwhen.com/water. |
