You asked and we investigated!

Frequently Asked Questions

What is the Carmel Highlands or the Corona Road Sewer Expansion Project?

The sewer project will bring sewer to certain areas of the Carmel Highlands, thanks to the advocacy of some stakeholders in the Carmel Highlands, with the help and support of the Carmel Area Wastewater District (CAWD).

What are the benefits of septic or other onsite wastewater treatment systems?

There are many benefits of a working septic system or other onsite wastewater treatment system (OWTS). First of all, they can be relatively low cost to maintain, with no monthly utility fees, require minimum infrastructure, and can be great for the environment. On the topic of septic systems, the US Environmental Protection Agency states that such systems, “if properly installed, sited, and maintained can protect public health, preserve valuable water resources, and maintain economic vitality in a community. Decentralized systems [like septic] are a cost-effective and long-term option for treating wastewater, particularly in less densely populated areas.”

The fact is that OWTSs work well in almost any environment, even where the soil or subsurface is “granitic”, as reported by the CAWD. The University of Minnesota publishes an Onsite Sewage Treatment Program guide. Like all construction, the technology for OWTSs has advanced over the years to accommodate even the most challenging environments and conditions and, for property owners who wish to replace or upgrade their septic or other OWTSs, these options are available at a range of costs that are significantly lower than the cost of building an entirely new sewer system.

If you have a septic system or other OWTS that is functioning well and that you are maintaining, there may be no good reason to invest your hard-earned money into an entirely new wastewater treatment system and, therefore, no clear actual benefit to your property if such a new system became available in your neighborhood.

What are the benefits of sewer?

Likewise, there are many benefits of sewer! One of these benefits is that the burden of maintenance falls on the government or utility that provides the service, which is the CAWD for the Highlands. These systems usually withstand heavy loads and better accommodate periods of heavy precipitation.

Some homeowners may not be aware but the commercial properties in the Highlands (such as the Hyatt Carmel Highlands hotel and the Tickle Pink Inn, to name a couple) are already hooked up to sewer.

How practical is the idea that, by adopting sewer, I’ll be able to reclaim the portion of my property on top of my drain field?

That statement is not untrue but it is a distraction. Practically speaking, it’s highly unlikely that anyone cares about building on every single square inch of their properties (not to mention, it’s not legally permitted). Most lots in the Carmel Highlands are relatively large and most homeowners who choose to adopt sewer will probably just leave alone that small section of land that previously served their septic systems. The CAWD has made it clear that properties owners who choose to adopt sewer will not be mandated to remove their current OWTS (tanks etc.).

Some argue that septic systems in the Highlands are fraught with potential issues, which may lead to greater maintenance costs. Is this true?

Not entirely. While some septic systems may be failing, others are functioning without fail. If homeowners have issues with their septic systems, there are solutions for them to adopt and a mechanism in place to ensure individual responsibility for maintaining their OWTS.

If your septic system is functioning, it should not be your responsibility to subsidize the cost of your neighbor’s problem just because they don’t want to assume the “$100,000 cost” (of an on-site treatment plant). If you have any doubts, just contact a local septic service provider for details.

Only an experienced and licensed contractor is qualified to opine on the costs of septic or other OWTS for your particular property and any cost figures that you receive from anyone else should be highly scrutinized.

How much will it cost me to maintain or replace my septic system in the Carmel Highlands?

This cost to maintain or replace your septic system will vary, depending on the size of your tank and the setup that you have on your property. In the long-run, a currently-installed, functioning septic system is a much more cost-effective solution than sewer. At least 2 homeowners have shared cost quotes with us from two local septic contractors, including Peninsula Septic Tank Service, for the complete replacement of their current septic tanks and leach fields for approximately $15,000.

Of course, if a homeowner has let their septic system fall into a state of disrepair, then the remediation cost would be higher but that is also true for repair of failed plumbing systems that are connected to sewer.

How much will the adoption of sewer cost?

There are many fees and the end figure has not yet been finalized. The following includes some estimated costs that were reported by the CAWD at a community meeting on November 14, 2023 and for which property owners will be responsible but the totality of these costs are not guaranteed and are expected to increase:

  1. First, there is the major assessment for an option to connect that would encumber all property owners, regardless of whether they choose to connect to sewer. The CAWD has provided homeowners with an estimate of $69,000 as a one-time fee or approximately $150,000 payable over 30 years (over $4,800/year x 30 years), per parcel that is in the assessment district. This would be a MANDATED assessment on all parcels, sewer users or not and without exception!

  2. Then there is the $9,432 connection fee.

  3. A sewer user fee of $952 per year would be due for daily maintenance.

  4. Annual administration assessment. The Engineer’s Report, dated October 26, 2023, states that there is an annual administration fee that will be levied to each parcel in the (initial) maximum amount of $6,250 per year, though it’s not clear whether this fee is in addition to the fee set forth in #3 above. The report states that this fee is “separate from, and in addition to: (a) the per-parcel collection fee that may be added to each annual assessment under Streets and Highways Code Sections 8682 (to cover expenses of collection) and 8682.1 (to cover bond administration costs), and (b) any fees payable to the District in connection with Assessment pre-payments after the issuance of Bonds, apportionment of Assessments to reflect parcel splits or parcel mergers, and late charges and penalties for delinquent Assessment installments.”

  5. Monthly fees to the utility (presumably CAWD) for the privilege of using the sewer line. These fees are unknown.

  6. The cost to trench a line on a homeowner’s property to connect to the nearest or most practical sewer line is every property owner’s responsibility and our early conversations with contractors suggest they could range from $7,000 to upwards of $100,000 and, like any project, the actual cost may not be apparent until the work begins. One homeowner received a quote of up to $200/linear foot from the home to the location of the proposed connection line, which seems consistent with information found on HomeGuide. Of course, this will be a site-specific analysis and only your contractor can give you a reliable estimate.

  7. The costs of purchasing, installing, and maintaining a pump if your property is downhill from the line. Everyone knows that the entire Highlands is on a grade. In some cases, homeowners may be required to install and maintain ejector pumps or similar devices to deliver sewage from their homes to the main line. These homeowners will presumably need to maintain a back-up generator to account for utility power outages (of which there were many from 2022-2023).

Even though the CAWD mentions that any construction costs not spent will reduce the assessment but that’s almost certainly not going to happen. Like all construction projects, these costs are only expected to increase. The reason is that costs of labor and materials are always on the rise and there are unknown variables in every construction project for which contractors disclaim all responsibility.

By way of example, the quote that was provided by the engineering company specifically stated that it was only valid for 6 months. 6 months from the time of the report is April 2024 and this project will not break ground by April 2024!

On the topic of fees, we have already learned from some neighbors that any mandated payment of this type will present a significant financial hardship that may force them out of their homes. These neighbors are on fixed incomes and these increased costs will also place upward pressure on rents in an area where there is a housing shortage.

What happens if I do not pay the assessment against my property?

As far as we are aware, the payment of a government-mandated assessment is not optional. Any unpaid assessments (or remaining amounts due) are recorded as a lien on the property. If you do not pay assessment or tax amounts when they are due and those payments remain delinquent for a certain period (usually 90-180 days), there is a right of foreclosure on your property. Penalties and collection costs would be the responsibility of the delinquent homeowner. Learn more about assessment districts.

I might live on my property for another 5-10 years before I move or sell my property. Why should I care about an assessment that will likely pass to my heir or to the future buyer of my property?

This raises an interesting point. The statement assumes that there will be a new owner in the near future who can assume the majority of the financial burden outlined above. While this feeling may be true for some homeowners, many of us are going to be enjoying our homes in the Highlands for at least another 40 years. The attitude of “well, I’m probably not going to live long enough to pay the full $150,000 assessment over 30 years” is an argument that is simultaneously divisive and unproductive.

What type of complications might I face in the future if I want to sell my property and choose NOT to disclose the complaints about septic? Might I be subject to lawsuits??!

We have spoken with experienced real estate agents on this topic, including an experienced broker who is a property owner in the Highlands. Real estate disclosures focus on what you are aware of about your own property and about neighborhood conditions. If you did not personally experience the issue, receive or review any reports, or hear about details of it, then you are not aware. Likewise, if you are relying on what your neighbors said to be true (that they smelled or saw sewage water running down Corona Road), then you would likewise disclose that you hadn’t personally seen or experienced this phenomenon but that you heard about it from some neighbors but cannot verify it as fact.

With regards to the possibility of lawsuits, NOBODY (not even a judge) can guarantee that a lawsuit will or will not be filed, regardless of what is disclosed in disclosures.

The only certainty is that homes have been selling at a premium in the Carmel Highlands for years, that home buyers continue to purchase properties in the Highlands and throughout the country that rely on septic, and that property prices continue to climb up without fail!

What if there is a failed OWTS?

There is already a mechanism in place to ensure that homeowners are vigilant about their responsibilities to maintain their OWTSs.

If you suspect that a neighbor has not been doing their part to maintain their septic system, you can file a confidential complaint with the Environmental Health Bureau and they will investigate, test, and issue notices of violation to enforce remediation.

Am I required to adopt sewer for my property?

No! The Monterey County Code of Ordinances has been cited by the CAWD and the Environmental Health Bureau and describes the specific scenarios under which you will NOT be required to adopt sewer:

5.20.050 - Connection to public sewers required.

A. Any structure, containing plumbing, where people reside, congregate, or are employed shall be connected to an approved sanitary sewer when a sewer main is located within three hundred feet (300') of the structure and when the parcel on which the structure is located abuts the road, street, or alley where the sewer main has been installed. This requirement shall not apply, and the structure shall be connected to an approved OWTS or implement an alternative specified in Section 15.20.040 of this Chapter when:

  1. Such building or structure is connected to an OWTS which is functioning in a lawful manner. A system that requires the contents of the septic tank to be pumped three times per year or more frequently to prevent overflow or other malfunction shall be conclusively presumed to be not functioning in a lawful manner; or

  2. The owner of the sewer refuses to permit such connection and/or the Monterey County Local Agency Formation Commission does not approve annexation into the service area; or

  3. The owner of the property is unable after the exercise of all diligence to obtain any easement necessary for the connection pipe; or

  4. For replacement OWTS only, when the connection fees and installation cost are greater than two times the total estimated cost of the replacement OWTS, be it a conventional or alternative OWTS, whichever type of system is deemed necessary by a qualified professional to comply with the minimum standards of this Chapter, and the continued use of OWTS on the property will not impact groundwater or surface water to a degree that makes it unfit for drinking or other uses as determined by EHB.

(Ord. No. 5403 , § 1, 6-13-2023)

Why should I pay for a sewer system that I am not required to use and am not interested in using when my septic system works just fine?

Excellent question! The real problem that you’re struggling with might be that sewer is not a real benefit to your property because your septic system is functional! It might not even be a general benefit to the community because you have not smelled, witnessed, or otherwise experienced failing septic systems in all the time that you have lived in the Highlands.

You have invested the time and vigilance to ensure that your septic system is doing what it is supposed to do in a safe, productive, cost-effective, and environmentally conscious way - so why should you subsidize the costs of a system for which there is no benefit to you? Seems fishy to us too!

In speaking with other neighbors, it seems that noone is interested in blocking sewer - of course, if our neighbors want such a system, we hope that they get it! Should we choose to do so in the future, we expect that we will contribute a lump-sum payment to utilize sewer and we also accept that our later payment would (rightfully) be used to reimburse the earlier sewer adopters on a pro rata basis.

I’m concerned about a conflict of interest. Why is someone from the planning commission advocating so strongly for sewer?

Government staff should always act in the best interest of the public. If you are aware of an actual or prospective conflict of interest where a government staff member is either gaining a personal benefit or is using their position to procure a benefit for a friend or family member, please report it to the County and to the Board of Supervisors.

What are some viable alternatives to a mandated assessment fee?

There are several alternatives to the mandated assessment fee that could be explored. Three that seem to be on the minds of homeowners include:

  1. Assumption of all costs, excepting the connection fee and monthly utility fees by the Carmel Area Wastewater District. The public should be aware that the CAWD stands to make a massive ongoing profit as it continues to expand its empire across the County. Homeowners could demand that the CAWD produce an audit showing how they could budget for this project.

  2. An opt-in sewer program. The cost of the sewer project assessment would be borne by the homeowners who wish to adopt sewer in the near term. If a homeowner wanted to join later, they would pay a lump sum to buy into the sewer program, the amount of which would also be used for pro rata reimbursement to the initial paying homeowners. <— this is the approach that has been narrated by the CAWD until very recently.

  3. Grant funding options. The CAWD should prove that they have exhausted all avenues of grant or alternative funding options and produce records to show all the avenues that were pursued, the applications submitted, and responses received. Many jurisdictions hire grant writers who are solely focussed on this role and those grant writers are often successful with identifying local, state, and national grant opportunities for these purposes. They often apply to multiple grant programs each month until they are successful. Jurisdictions regularly post RFP opportunities to identify these government grant writers. What has CAWD done in this respect?

Either of these approaches will resolve the issue of inflicting the financial burden of sewer on homeowners who do not gain anything more than a theoretical benefit.

Fixing someone else’s failed septic system is not your responsibility. Your voice matters and that’s why it’s important to say something when the government decides to take away your property rights (in this case, a minimum of $69,000 or $150,000 paid over 30 years) to pay for something that you may never use.

Are there upcoming meetings so that I can learn more and participate?

We are not aware of a singular source that publishes all meetings at which homeowners may participate to either learn more or voice their concerns. These are some of the upcoming meetings about which some homeowners have made us aware:

Next steps - how can I voice my concerns?

Attend one of the upcoming CAWD, community, Board of Supervisors, or LAFCO meetings and speak up! See the links above for a list of upcoming meetings.

For more information on what you can do to encourage a more equitable solution, such as an opt-in, click here.