17d • General discussion
Water, sewer, and the $245K underground you never see
On the Conway Mile3 project, water and sewer combined cost $245,000. That is 29% of the total construction budget, and nobody driving through the finished subdivision will ever see any of it.
Here is what goes underground in a typical subdivision:
WATER SYSTEM ($110,000):
8-inch C900 PVC water main running down the street. Fire hydrants every 500 feet (city requirement). Individual service lines (3/4-inch or 1-inch) stubbed to each lot. Valves at every intersection and tee for isolation. Connection to the water authority main, which usually requires a tap fee of $1,500 to $3,000 per lot.
SANITARY SEWER ($135,000):
8-inch SDR-26 PVC sewer main with manholes every 400 feet and at every change in direction. 4-inch service laterals to each lot, stubbed 5 feet past the right-of-way. Minimum 0.40% slope on the main (gravity flow). Connection to the city sewer, which requires another tap fee.
DRY UTILITIES ($35,000):
Conduit for electric, gas, and telecom. You install the pipe. AEP, gas company, and AT&T/Spectrum install their own lines inside your conduit. Coordinate trenching with your wet utility contractor to save money.
The biggest utility mistake: not getting a will-serve letter before you buy the land. A will-serve letter from the water and sewer provider confirms they have capacity to serve your project. Without it, you might buy land that cannot be developed.
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Water, sewer, and the $245K underground you never see
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