Septic Systems:

Many properties in the West County are serviced by septic systems. Some of these systems are antiquated and being phased out by the County Environmental health Division. AB 885 will significantly impact properties along streams and rivers. Some of the rules for compliance are being changed right now. Link to AB885 http://www.waterboards.ca.gov/water_issues/programs/owts/

Flood Zones-Insurance and Elevation Certificates:

In 2013, FEMA redid the flood maps for the Russian River Region. Some areas that were not in the floodplain are now in the area requiring flood insurance and some areas, even one’s that flooded in the past, are out of the floodplain. Your local Corcoran agent can research your property and let you know if flood insurance is required and/or advisable. Congressional action has caused insurance rates to rise, for example: second homes and non owner occupied dwellings pay a premium on top of their insurance. The cost of your flood insurance will be determined by the FEMA maps coupled with a property specific elevation certificate. Basically, if you do not have an elevation certificate, FEMA assumes the house floods significantly and charges accordingly. A certificate showing the home is elevated over the BFE (Base Flood Elevation) can reduce your cost of insurance. Engineering firms provide elevation certificates. Your local Corcoran agent can recommend several companies that provide this service. Link to Historic Flood Heights along the Russian River., http://www.russianrivertravel.com/water_levels.htm

Second Homes-Vacation Rentals:

Many areas of the West County have been utilized as second homes for many generations. In the past 15 years we have been tremendous growth in the County of vacation home rentals. Due to complaints by neighbors, the County of Sonoma passed a Vacation Home Ordinance (Ordinance 5908) in 2010. They are currently (2015) revising the ordinance. Vacation rentals must be licensed and pay TOT taxes to the County. There may be restrictions on neighborhoods that can have licensed vacation rentals. There are restrictions to the number of visitors as well as requirements for managers. Link to ordinance,

Wood Stoves-Fireplaces:

Fireplaces will no longer be allowed in new construction in Sonoma County. In parts of the County (Sebastopol, etc.) there exist restrictions on wood stoves that affect homes being sold. The North Bay Area Pollution Control Board affects certain parts of the County in regard to “No Burn Days”. At this time the Russian RIver Region is not affected by these regulations. Link to NO Bay Area pollution control, http://www.baaqmd.gov/

Water Conservation:

As California continues to experience drought conditions, there are restrictions on use of water and, in some areas, pumping from private wells. The Russian River is also affected by “low flow” regulations from the Sonoma County Water Agency.