Dennis Fletcher Design Studio, LLC

Helping you get the home centered around who you are, how you live, work, and play, no matter the size.

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What is a Perc Test?

Why You Need a Perc Test and What It Is

The Importance of a Perc Test

If you’re considering building a new home, expanding your property, or even selling a piece of land, you’ve probably heard the term “perc test” thrown around. But why is it so crucial, and what does it involve?

A perc test, short for percolation test, is a soil analysis that determines the soil’s ability to absorb water. In simpler terms, it helps evaluate whether your property’s soil can support a septic system. Here are some compelling reasons why you need a perc test:

  1. Environmental Impact: A failed septic system can lead to water pollution, harming both the environment and public health. A perc test ensures your wastewater is safely and responsibly managed.
  2. Legal Requirement: Many local authorities and municipalities mandate perc tests before granting building permits. Complying with these regulations is essential to avoid potential legal issues.
  3. Cost Savings: A successful perc test can save you money in the long run. It allows you to design a septic system that meets your property’s needs efficiently, preventing costly repairs or replacements down the line.
  4. Property Value: Knowing that your property has a functioning septic system in place can increase its value, making it more attractive to potential buyers.

Understanding the Perc Test Process

Now that we understand why a perc test is necessary, let’s explore what it entails.

  1. Soil Evaluation: During a perc test, a licensed professional will dig a series of holes in the ground, typically in the area where you plan to install your septic system. They will examine the soil’s texture, composition, and water absorption rate.
  2. Percolation Test: The main part of the test involves filling these holes with water and measuring how quickly the water drains into the soil. This percolation rate is critical because it determines the size and type of septic system you can install.
  3. Designing the Septic System: Based on the perc test results, a septic system engineer can design a system that suits your property’s soil conditions. This ensures efficient wastewater treatment and prevents issues like backups and overflows.
  4. Regulatory Compliance: The perc test results are usually submitted to local health departments or regulatory agencies to ensure compliance with zoning and environmental regulations.

Common Perc Test Outcomes

Perc test outcomes can vary, and they fall into three main categories:

  1. Passed Perc Test: Congratulations! If your property passes the test, it means the soil can efficiently absorb wastewater, and you can proceed with designing and installing your septic system as planned.
  2. Conditional Approval: Sometimes, the results may indicate that the soil is suitable but requires specific design modifications. In this case, you’ll need to work with an engineer to make the necessary adjustments.
  3. Failed Perc Test: If the soil fails to meet the required percolation rate, it doesn’t mean you can’t build on the property. However, you may need to explore alternative septic system options, such as a mound system or an advanced treatment unit.

In conclusion, a perc test is a crucial step in any property development or home construction project. It ensures environmental responsibility, legal compliance, cost savings, and property value enhancement. Understanding the perc test process and its potential outcomes is essential for making informed decisions about your property.

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A Quick Guide to Buying Land: What to Look For, Watch Out For, and Research

Buying land can be an exciting and rewarding endeavor, whether you’re planning to build your dream home, invest in real estate, or use the land for agricultural or recreational purposes. However, it’s a significant financial commitment that requires careful consideration and research. In this comprehensive guide, we’ll explore what to look for, what to watch out for, and what to research when buying land.

What to Look For:

  1. Location, Location, Location:
    The old adage holds true when it comes to buying land. Consider the land’s proximity to essential amenities, schools, healthcare facilities, and transportation options. The location can significantly impact the land’s value and your convenience.
  2. Zoning and Land Use Regulations:
    Research local zoning ordinances and land use regulations to understand what you can and cannot do with the land. Zoning laws may restrict certain activities or construction, so it’s crucial to know the rules before you buy.
  3. Accessibility and Infrastructure:
    Check if the land has easy access to roads, utilities, and other essential infrastructure. Developing these amenities from scratch can be costly and time-consuming.
  4. Topography and Soil Quality:
    Assess the land’s topography and soil quality to determine its suitability for your intended use. Flat, well-drained land is ideal for building, while agricultural land may require specific soil conditions.
  5. Environmental Factors:
    Investigate any environmental factors that could affect the land, such as flood zones, wetlands, or endangered species habitats. These factors can limit what you can do with the land or require special permits.
  6. Survey and Property Boundaries:
    Hire a professional land surveyor to confirm the property’s boundaries and ensure there are no encroachments or boundary disputes.

What to Watch Out For:

  1. Hidden Costs:
    Be aware of hidden costs such as property taxes, land improvement expenses, and ongoing maintenance costs. These can significantly impact your budget.
  2. Easements and Restrictions:
    Check for any easements or restrictions on the land, as they may limit your ability to use the property as you wish. Common easements include utility access and shared driveways.
  3. Title Issues:
    Conduct a thorough title search to uncover any potential issues with the property’s ownership history, such as liens or unpaid property taxes.
  4. Natural Hazards:
    Investigate the area for potential natural hazards like earthquakes, wildfires, or hurricanes, which could affect your land and insurance costs.
  5. Water Rights:
    If your land has a water source, research water rights and usage regulations in your region. Access to water can be critical, especially for agricultural or recreational purposes.

What to Research:

  1. Market Trends:
    Keep an eye on the local real estate market to understand pricing trends and assess whether it’s a good time to buy.
  2. Financing Options:
    Research financing options for purchasing land, such as mortgages, land loans, or owner financing. Explore the interest rates and terms offered by different lenders.
  3. Land History:
    Dig into the land’s history to uncover any past uses, environmental issues, or legal disputes that may impact your decision.
  4. Future Developments:
    Check for any planned developments or infrastructure projects in the area, as they can affect property values and land use regulations.
  5. Professional Assistance:
    Consider working with professionals like real estate agents, attorneys, and surveyors to navigate the buying process and ensure a smooth transaction.


Buying land is a significant investment that requires careful consideration and research. By understanding what to look for, what to watch out for, and what to research, you can make informed decisions and choose the perfect piece of land for your needs. Whether it’s for building a home, farming, or investing, taking the time to do your due diligence will help you achieve your land ownership goals while avoiding potential pitfalls.

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The Benefits and Advantages of Front Porches

The Irresistible Charm of a Front Porch: More Than Just a Pretty Feature

Welcome back, friends! Let’s continue our chat about the undeniable allure of front porches. If you’ve ever dreamt of having your own little outdoor haven or are just curious about what makes front porches so special, you’re in the right place.

1. A Welcoming Entrance

Think of your front porch as the smile of your home. It’s the first thing people see and it sets the tone for the rest of the house. When you adorn it with plants, a stylish doormat, and comfortable seating, it becomes more than just an entrance; it’s an invitation. It says, “Come on in, we’re glad to see you!” And isn’t that the kind of message we all want to send?

2. Social Connection

There’s something magical about the social dynamics of a front porch. It acts as a stage where spontaneous interactions with neighbors and passersby occur. These casual hellos and how-are-yous can blossom into friendships and a sense of belonging in your community. It’s like social media, but in real life and without the screen!

3. Personal Relaxation

Your front porch can be your personal zen zone. Imagine gently swaying in a porch swing or rocking in a chair, feeling the breeze, hearing the rustle of leaves, and just detaching from the buzz of daily life. It’s a place for mindfulness, for sipping your favorite drink, or for getting lost in a novel. This isn’t just relaxation; it’s a form of self-care.

4. Increased Home Value

In real estate, first impressions matter a lot. A charming front porch can be a game-changer when selling your house. It adds curb appeal, suggesting a well-cared-for home, and can significantly increase your home’s market value. It’s an investment that pays off both in financial terms and in daily enjoyment.

5. Extended Living Space

Especially in smaller homes, a front porch acts like an extra room. It’s a place for gatherings, quiet dinners, or a late-night chat with friends. With some creative furnishings—a couple of chairs, a small table, perhaps some string lights—it transforms into a delightful outdoor living room.

6. Protection from the Elements

Besides its aesthetic value, a front porch is incredibly practical. It shields your front door and nearby windows from harsh weather—be it a summer storm or winter blizzard. This protective barrier can mean fewer repairs and maintenance over the years, saving you both hassle and money.

7. Versatility

One day your porch is a peaceful reading nook, the next it’s a bustling hub for a family barbecue. The versatility of this space is limited only by your imagination. It can adapt to your lifestyle, your hobbies, and your needs at different times. It’s like a chameleon, blending into the rhythm of your life.

8. Tradition and Nostalgia

Front porches hark back to a time when life was slower, and community ties were stronger. They remind us of childhood summers, of grandparents’ stories, of laughter and conversation flowing freely. This nostalgia isn’t just about the past; it’s about bringing those simpler, sweeter times into our present.

Wrapping It Up:

There you have it—our little exploration into the world of front porches and their myriad benefits. These charming spaces offer more than just aesthetic appeal; they enrich our lives in ways both big and small. Whether you’re a homeowner looking to add value to your property or someone seeking a tranquil spot to unwind, a front porch might just be the answer. Here’s to creating a space that welcomes, relaxes, and connects us, one porch at a time. Cheers! 🌼🏡🌿

House Styles & Regions

There are various house styles found across the United States, each with its own unique architectural characteristics and regional predominance. You may find every type of house in every corner of the United States, however, certain styles, for whatever reason, always gain the predominance of a region and then you begin to see variations of that style. Understand, these regions are only where you find a specific style most prominent, not the only place you will find that style.

Here is a short list of some notable house styles and their associated regions:


This style originated from the colonial period and is characterized by symmetrical design, steep roofs, and central chimneys. It is commonly found in the New England region, including states like Massachusetts, Connecticut, and Rhode Island.


Victorian houses are known for their ornate elements, intricate detailing, steep gables, and multiple roof lines. They can be found throughout the United States but are particularly prevalent in San Francisco, California, and the East Coast, including cities like Philadelphia and Boston.


Craftsman-style homes feature low-pitched roofs, deep eaves, exposed beams, and natural materials. They are commonly found in the Pacific Northwest, specifically in states such as California, Oregon, and Washington.


Ranch-style houses are single-story with a long, low profile, open floor plans, and a simple design. They are popular across the United States, especially in suburban areas and regions like the Southwest and Midwest.

Cape Cod:

Cape Cod homes have a compact and symmetrical design with a steep roof, central chimney, and clapboard siding. They are mainly found in the New England region, particularly in Massachusetts and Cape Cod itself.


Tudor-style houses are known for their prominent steeply-pitched roofs, half-timbered exteriors, and decorative chimneys. They can be found in various parts of the United States, but are common in New York, New Jersey, and the Midwest.


Mediterranean-style homes often feature stucco exteriors, red tile roofs, arches, and Mediterranean-inspired details. They are most prevalent in regions with warm climates such as California, Florida, and the Southwest.

Mid-Century Modern:

Mid-Century Modern houses exhibit a contemporary and minimalist aesthetic with clean lines, large windows, and integration with nature. These homes can be found throughout the United States, with significant examples in California, particularly in Palm Springs.


Georgian-style homes have a symmetrical design, brick or stone exteriors, and classical elements. These houses are commonly found along the Eastern seaboard, particularly in Virginia, Maryland, and Georgia.

Southern Plantation:

Southern Plantation-style homes feature grand facades, extensive columned porches, and large windows. They are prevalent throughout the Southern states, including Louisiana, Mississippi, and South Carolina.

Note that these styles are not limited to specific regions, and it is common to find various house styles in all parts of the United States. Moreover, regional preferences and architectural influences can result in different variations and combinations of these styles in different locations.

Let us know what your favorite house type is, and if you have a picture of it, share it with us.

5 Popular Farmhouse Features

Hey there! Farmhouse style has become a big hit all across the United States. People are loving the warm and charming vibes it brings to their homes. If you’re thinking of giving your place that farmhouse touch, here are 5 popular features you definitely don’t want to miss:

Wide plank hardwood floors:

Imagine stepping into a room with beautiful, wide wooden boards, showcasing the natural grains and imperfections of the wood. These floors add a touch of history and warmth, evoking a sense of rustic elegance. The wide planks not only create a visually appealing focal point but also provide a connection to the rural roots that inspire farmhouse design.

Exposed ceiling beams:

These beams are a true statement piece. Originally used for structural support, they now serve as a decorative element that captures the imagination. Whether they are rough reclaimed timber or smoothly finished, exposed ceiling beams add a sense of architectural authenticity to your space. Their presence brings a cozy, cottage-like ambiance and creates a conversation piece that showcases the craftsmanship of bygone eras.

Farmhouse sink:

The farmhouse sink, also known as an apron-front sink, is instantly recognizable and highly sought after. With its large, deep basin and exposed front, it not only offers practicality but also brings a touch of nostalgia and vintage charm to your kitchen. Traditional farmhouse sinks were made of fire clay or porcelain, but modern versions now often feature stainless steel. Regardless of the material, this sink serves as a standout centerpiece, symbolizing a connection to simpler times.

Shiplap walls:

Shiplap has taken the design world by storm, and for good reason. These horizontally installed wooden planks add texture, depth, and visual interest to any room. Whether you choose to paint them in crisp white, a soothing pastel, or leave them in their natural state for that rustic appeal, shiplap walls create a timeless backdrop that enhances the overall farmhouse aesthetic. From living rooms to bedrooms and even bathrooms, shiplap walls exude charm and provide a perfect foundation for embracing farmhouse style.

Wrap-around porches:

When it comes to farmhouse living, nothing quite captures the essence like a wrap-around porch. These spacious outdoor areas encircle the front or sides of a house, offering a place to unwind, relax, and soak in the scenery. With ample room for rocking chairs, porch swings, and potted plants, wrap-around porches create an inviting space where families gather, friends converse, and memories are made. They provide a seamless transition between the indoor and outdoor realms, allowing you to experience the charm of rural living while enjoying the comforts of home.

In a nutshell, these features embody the farmhouse aesthetic and give your home that comforting and authentic feel. So, why not bring a slice of rural living to your doorstep with these popular farmhouse additions?