Summer get-aways often include trips to our wonderful BC Islands -- the Gulf Islands, Gabriola, Bowen, and even further north, to Hornby and Quadra -- or further afield to rural vacation spots throughout the province. These idyllic locations invariably tempt at least of few of us to ponder the possibilities of our own island or rural retreats. But purchasing may not be quite that simple. Following are some starting thoughts on things to consider and investigate. (First published in 2019, updated to include additional info; some original content courtesy of Ozzie Jurock)
What type of property are you looking for?
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Do you want a year-round recreational property, or a seasonal/summer home?
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Will you be hosting extended family, friends or renters?
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Do you want Internet connectivity, or are you going offline? If you plan on working remotely, you'll need to confirm not only good Internet and cell connectivity, but the quality of that connectivity. You may wish to, for example, join a local Facebook group and ask for feedback from your potential new community.
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Do you seek seclusion, or wish to be part of a community? In general, most all-season rural or island property owners don't want to feel too isolated, and want to be fairly close to neighbours in case of emergency
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How close do you want or need to be to amenities, such as grocery stores, pharmacies and hospitals? Most recreation / rural property buyers prefer to be within 30 minutes or so of a small town where these types of services are available, and within three hours or so of a major urban centre.
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Do you require electrical and indoor plumbing, or are you “roughing it”?
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Do you need a boat house and dock, if you're looking for waterfront?
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Do you want extra buildings such as a guest house, storage shed or workshops?
BUDGET CONSIDERATIONS
There’s much more to owning a recreational property once you pony up for the purchase price. Consider these:
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Insurance
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Property tax (Note: The Gulf Islands, Bowen, Gabriola and other island properties are currently exempt from the BC Speculation and Vacancy Tax. It's prudent to at least factor in the possibility of increased taxes as part of your budgeting prcess.)
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Utilities
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Maintenance
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Home alarm system
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Commuting costs (ferries, fuel)
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Use and entertainment
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Required or desired renos and upgrades
Once you have those questions answered, and are ready to go the next step, keep the following in mind as you search:
PRACTICAL CONSIDERATIONS
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How long will it take to get there? If dependant on ferries (e.g. Gulf islands), how many ferries, any reservation issues, and how often do they run?
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What can you build on the lot? If on the Gulf Islands, what are (the powerful) Island Trust rules?
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What are you looking at? Sun in the morning or afternoon, or none? (West is best.)
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What are the redevelopment or building limitations, the zoning bylaws, environmental restrictions, etc.
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What are the nighbours like? Talk to neighbours - what sort of folks are they? Will they help watch your property? Any by-laws you ought to know (not told to you by owners) and of course the big questions:
ROAD AND WATER ACCESS/USE
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How do you access the property? Private road, public road, Crown land, unauthorized access across private or Crown Land?
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What is access like in the winter months? You'll want to ensure the roads are well-maintained and accessible, particularly during winter.
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Does the property legally include access right to the shoreline? Are docks, boathouses etc. sitting on private or public land?
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Are there proper permits for any docks included with the property? This is a relatively new issue, in light of new government regulations against illegal docks. Read about the issue here. While the issue has been confined to Pender Harbour on the Sunshine Coast thus far, other coastal areas may be next.
HOUSE
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Is the house built to code?
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Are there outbuildings on the property? Any building over 108 sq. ft. may need a building permit.
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Does the house have an oil tank?
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Is it conforming zoning or is it non-conforming? Never assume zoning can be changed by getting dispensation from the zoning authorities.
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Is the home well-insulated for winter use? Is the heating system sufficient for the size of the property? What type of cooling systems does the home have, if located in one of BC's hot climate areas?
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Have you familairized yourself with the types of systems the home uses? Some properties featuree dug or drilled wells (see below), and source water from nearby rivers or lakes. Does the home have a septic tank? Is the household garbage picked up by a waste management service, or will you need to transport it to the local landfill?
WATER
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Is the water safe to drink? Are there recent reports confiring this?
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Water well ... running at 1 or 10 gallons an hour?
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Is it a shallow well or deep well? Is there a water storage system?
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Does the well produce water in the dry summer months? Like now?
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How many wells are in the overall area tapping the same water?
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Is the well actually on your property, or a neighbour’s? (Check the land survey and title.)
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What potential ownership/usage issues might there be with any ponds, streams or other bodies of water on the property? See this recent cautionary tale: https://bit.ly/2F0x3Q2
SEWAGE
Bad septic fields could stop your enjoyment cold ... never mind cost a fortune.
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Does the septic system work properly (or at all)?
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Has the tank been pumped, when last?
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How old is the septic system? Is it a gravity or pump system? How old is the pump?
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Can you see or smell it? Also see dollar bills floating in the air ...
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How close is the septic field? Is it uphill or downhill from the well?
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On rocky surfaces ... is the tank above you or below ... pumps?
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What about the neighbor's septic field? How close is it?
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The Sewerage System Regulations have been changed in 2005/2007. Did the owner comply?
BEACH
In Canada, you do not own the beach. Your property ends at the high water mark.
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Does the property have sensitive shoreline status?
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If it's low bank, is the beach leased out to a clam operation?
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Is it a "let's party" beach during the summer?
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Is there a water license?
A client of mine searching on Gabriola a few years ago came up against another key consideration: Archeological sites. The property he considered purchasing was adjacent to a beach with potential historical First Nations significance. We obtained expert reviews to confirm that the site was in fact not historically significant. However, recently he began plans to build a new home on the site, and is once again needing to work through the myriad bureaucracy to assess the potential historical significance. Just something to keep in mind.
As with all property purchases, it pays to do your homework, and work with a Realtor who has your best interests in mind. 