Power Supply on Recreational and Remote Properties

If you want to turn on lights, run an electric appliance, etc on a remote or recreational property then you need to know how you're going to bring in the power.

lights powered by a solar system

Some properties are close enough to small communities that they can hook into existing BC Hydro power supplies. There are even boat access communities, such as Quatsino on the northwest coast of Vancouver Island, that actually have power from BC Hydro. This is then just like obtaining power for any new property - lines need to be accessed and power brought into the property through coordination with BC Hydro, neighbouring properties and local communities.

power poles along Quatsino Rd

For properties beyond the scope of BC Hydro, off-grid options have to be investigated. Many of the older, more established remote properties will have gas generators of some sort, generally using propane. A battery bank is usually used to store power so that the generators aren't running all the time. A system like this requires gas to be brought on to the property, this is frequently done by barge in the island communities and delivery truck if required on some of the ferry-serviced islands or remote road-access areas.

Solar power has become an attractive option for some, and it is not unusual to see a house or cottage with an array of solar panels on the roof, or even standing up on the ground in a particularly sunny location. These solar panel arrays generally supply a battery bank which stores the energy. Some properties will use solar power but keep a gas generator on hand as an emergency back-up system.

battery bank and solar panel array

Even if solar is the main power source, there may still be gas used for kitchen appliances. This will be stored in a tank on the property and piped in to the required areas. Stoves and fridges are the most common, as well as some heaters.

For properties with access to running water such as a creek there is the option of personal use hydro-power. This requires a license for the water use, and on a good, strong water source can be a great power supply. There are a variety of set-ups depending on the amount of power required.

All of the options have pros and cons when it comes to upkeep, initial cost of installation and materials, efficiency, etc. It requires some good research both on the options and the property itself. At BCO we have a good deal of information on alternative energy and are always looking out for new and innovative ideas in power for remote/recreational properties.

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A BCO Field Trip

With several new listings out over the past couple of weeks, there have definitely been some office field trips. These are always adventures that require a lot of logistics and pre-planning. But when the weather cooperates and the sun comes out, winter field trips can be awesome.

Greg and Ed spent two days traveling to both the eastern and western side of the north island at the beginning of February. This trip involved some potential listing visits as well as getting signs up on new listings, so lots to coordinate and long days. Looking for property pins, flagging boundaries, taking photos, confirming access, putting up signs - all part of the work to be done when visiting a property.

The team always comes back from these field trips with great photos of not just the properties but also sights seen along the way!

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5 Steps to Prepare for Travelling in Remote Areas

 The BCO team spends a fair bit of time travelling in remote areas, both on northern Vancouver Island and on the surrounding small islands as well as the mainland. Some of this travelling is done by boat, some by car, and sometimes the team flies in - but planning for these trips regardless of transportation method has some things in common.

1. Have a paper map with you. GPS is well and good, but batteries fail, satellite reception and definitely cell reception can be dodgy in heavily forested areas. Backroad mapbooks are a great resource to have for remote travel. When you are going by boat charts are good. If we are headed to an oceanfront property any photos we can print of the shoreline to help us identify where we are are good, as are Google Earth photos and any online mapping we can print out.

2. Have gravel road equipment in your vehicle. Make sure your spare tire is inflated, and that you have a working jack. Have a shovel for if you get stuck (and if you hit snow, from October to April it is common to hit snow at higher elevations). A small hatchet or chainsaw can come in handy for any downed branches/tree limbs on roads and long driveways. Sturdy gloves can be useful.

3. Let someone know your travel plan, and let them know when you're back. When one of the team heads out on a field trip, the rest of us know where they are going. And, they let us know when they are back in town.

4. Have outdoor gear with you. Sometimes it is easy to leave home in town with your runners on and light gear, only to find muddy, wet ground and wet undergrowth that you end up tromping through. Or in summer you head out in shorts only to end up walking through overgrown trails and getting scratched up. This summer some of our team ended up at a property that was unexpectedly heavy with mosquitoes - bug spray and long sleeves were definitely needed!

5. Prepare for the unexpected. Roads will be blocked, weather will change, properties (or parks, or trails) will be hard to find. The more you can prepare for these to happen, the better your trip will go. Don't book an appointment for later that day, because that will ensure something will stop you getting back in time!

It can be easy to head out from the south end of the island and not realize just how vast and remote the north island and surrounding islands can be. A little time spent preparing means your adventure can be enjoyable, rather than frustrating.

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BCO Coastal Gem: Port Neville

Central to all outdoors activities and wildlife, Port Neville is a picturesque 8-mile long mainland inlet that provides relatively well-protected areas for outdoor activities, including excellent salmon and halibut fishing, crabbing and prawning. Port Neville is situated in Johnstone Strait on a portion of the mainland of British Columbia that extends towards and is the closest geographically to Vancouver Island. 

Port Neville was once the site of a busy service community and until approx 2010 still had a post office. Like many of the waterways in this region it is also of significance to First Nations. Mariners appreciate the location during stormy weather as it provides a calm spot to hide.

 

The inlet and the waters of Johnstone Strait are known for their abundance of wildlife. There is a tremendous variety of mainland wildlife such as deer, cougars and bears including resident Grizzly bears who can be viewed seasonally at the head of the inlet as they feed on returning salmon. Marine wildlife includes sea lions, seals, dolphins and orca whales. 

 

Access to Vancouver Island is approximately 20 minutes away by boat - 9 miles southeast and across Johnstone Strait to Kelsey Bay, just north of Sayward. The Port Harvey Marine Resort, situated to the north of Port Neville between East and West Cracroft Islands, offers a general store, moorage and a licensed restaurant.

 

It's a Coastal Lifestyle ... Live It!

 

BCO Property Visits

 The end of summer has seen the team very busy out of the office, visiting a number of remote properties. Unlike going to a residential property that can be driven to, visiting these types of properties involves a great deal of planning and a very long day of travel (sometimes even two days).

Early morning boat trip out of Zeballos to Centre Island 

meant an overnight in Zeballos for Greg.

One of the first considerations is what is the best way to get there? Many times that is by boat, either by water taxi or with one of the team boats. The decision to take a team boat includes where the launch will be from and whether it makes sense to trailer a boat to that location or is it more expedient to arrange for a water taxi pickup? When boat is not practical or going to be very time-consuming, then we might look at a float plane. This can sometimes be an economical option and definitely can save on travel time.

Float plane drop off at Hot Springs Oceanside.

Recently Shelley and Greg visited our new listing at Hot Springs Oceanside to get photos and put a sign up. This was done with the services of a float plane company out of Tofino (Atleo Air). Even if a property is undeveloped it can still be quite a visit, as we try to get lots of good photos, to ascertain the lay of the land, follow any trails, etc and also find the right spot to get a sign or two up (depends on the size and dimensions of the property).

Walking the property at Hot Springs Oceanside.

Before heading to the property a lot of work needs to be done. While we can pinpoint a property on a map, being able to identify it either from the air or water is another matter! So lots of satellite images and google map closeups of the shoreline, etc are prepared to assist with finding the property. If it has improvements on it, or a dock, that makes it easier. Making sure there are signs, nails/screws and tools for putting up a sign, paperwork and data sheets so all the needed information is collected and the general gear required for a remote outing is all done the day before.

Satellite cadastre map for Hot Springs Oceanside listing.

These are full day excursions, starting with a drive to the launch point (or float plane dock). Then the ride to the property. Once on the property, there is a lot of work to be done. And while doing it, don't forget to be taking lots of photos! The team feels a lot of pressure on these trips to get as much done as possible, as a return trip isn't something that can be done quickly or off the cuff.

Nootka Sound fieldtrip.

We call these types of property visits BCO field trips, and while they are a lot of work they are also a major highlight of the work we do. Every trip is an adventure!

It's a Coastal Lifestyle ... Live It!

Turning on the Tap

When you live in a city or town, domestic water is generally not thought about much, unless water restrictions are enacted. However, for those who live outside the boundaries of cities and towns, domestic water is an important issue when setting up a property. Where will the water come from? How will it be used? How much will be needed? All of these questions should be answered when considering a remote or rural property. If the property already has a home in place, prospective buyers should be asking the same questions about any water system in place.

Domestic water outside of city water systems generally comes from three sources: groundwater through wells; surface water through springs, creeks or rivers; and rain water. (There are other options, such as desalination plants if one lives on the ocean or water delivery which many  road-access island communities use in the dry summers when wells and cisterns are empty.) 

                                       

The Water Act of BC defines what licencing is required and what that licence entitles one to. A licence will define where the water may be taken from, how much water will be taken and what the water will be used for. 

 

If the property has an existing well, it may be possible to look up information. The province does track wells installed by well drillers, however this database was voluntary before 2016. This is something we regularly look up for our remote and recreational listings.

 

Rain water collection is commonly done through pipes/gutters that drain into a holding tank (sometimes called a cistern) which can be either above or below ground. The holding tank then has pipes that direct the water to where it is needed, either by gravity-feed or through a pump system.

 

Many recreational and remote property owners use tanks to store additional water no matter what water source is used. This is especially useful on the west coast, where we tend to have plenty of water in the wet winter months and less in the summer months when the properties are seeing heavier use. Other properties will use a hybrid system, collecting rainwater for garden use for example, while using well water for inside the residence.

 

Knowing where the water is coming from, or what the options are to get water, makes for good peace of mind when considering an unconventional property.

It's a Coastal Lifestyle ... Live It!

 

Private Islands

Buying an island may seem like a dream to many, but in reality private islands are sold in almost every budget category. They are not common, because there simply aren’t a lot of them, but there is a wide variety, from a small rocky islet  to a large developed estate.

For some people the owning of the island is enough, and it will never be developed. It will remain a natural escape from the world, perhaps for camping on or just day trips. Or just for someone in a land-locked big city to know, they own an island in the Pacific Ocean.

Other people want to live on the island, at least some of the time if not full-time (and some definitely want to live there full time). That then becomes a more involved exercise. Some people circumvent all these complicated issued by buying an island already developed, and so only requiring upkeep. But others want to create their own, personal retreat and place. For them, the work and the creation of building is part of the desire.

Like any remote coastal property, logistics are a part of the consideration of owning a private island. Here is what you need to consider.

1. How will you get there? Is this easily accessible by boat? How far is it from a launch point? Is it easier to take a float plane to the property? If you want to travel to the island regularly, how long will that take you?

2.   2. What are the services? If there aren’t any already in place, how will you service a residence if that is what you want to have on the island?

3.   3. How will you get supplies to the property?

Private islands are fun to market as each one has something special, a character all its own. People love to look at the listings and we always get lots of questions about them. They are rarely the oddest coastal property we have listed but they are generally the ones that people are most curious about.

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8 Steps for Preparing for a Recreational or Remote Listing

Ready to sell a recreational property, or your remote residence? Here are some tips to make both the listing and showing process go smoothly. The more of these things that can be done ahead of a site visit, the better for both the photos and site description used our marketing materials.

 1. Accessibility

photo via unsplash

Is the entrance clearly marked with identifiers? Are the access routes clear for vehicles to drive along? If the access is by water, is the dock/property easily visible from the water with identifiers? Are there tie-ups available?

2. Grounds

While people expect to see some equipment, etc on the grounds, have you cleaned up the extra items? Are they neatly put away, or scattered around the property? A general clean up of the grounds is advised. This includes winter blow-down of branches, etc.

 3. Water Supply

photo via unsplash

Has the water supply and source been clearly marked? Are there directions for turning on and shutting off the water if required? Has the water supply been cleaned or serviced recently (if so, paperwork stating the details should be provided)?

 4. Residence

If there is a residence on the property, has it been cleaned? Are there belongings left out or are they put away? The neater it can be left, the better. Do the doors/windows stick? Are there small repairs or projects that can be finished which will enhance the showings? Do you have a spare key to provide us or can one be hidden at the property? 

 5. Docks/Piers/Ramps

photo via unsplash

Are there loose boards? Do they need to be power washed so they aren’t dirty/slippery? Are there simple repairs that can be done to enhance the showing?

6. Outbuildings

Any outbuildings on the property should be accessible and in a reasonable state of cleanliness.

 7. Paperwork

photo via unsplash

If you have done work (or had work/inspections done) on the property, paperwork providing details of that work is always good to have readily available should people ask.

8. Septic System

If there is a septic system on the property, marking the pipes, tank location, etc is a big help, and having any paperwork related to the system on hand is a benefit.

 Doing these things will definitely make it easier to present the property, and gives prospective buyers a better understanding of what your property offers.

It's a Coastal Lifestyle ... Live It!

Moorage in BC

 While some of our remote access listings can be reached by vehicle, the majority of them are water access. While the occasional buyer may have a float plane, for most people water access means arriving by boat.

So where does the boat park? Unlike a driveway which generally is on the owned property, docks and other moorage options are in the water, which is not owned privately. 

Docks must be granted permission by the government. In the past this meant a license of occupation, or a special permission document. Since 2017 many of the oceanfront properties in BC are covered under general permission, which does not require direct application to the government but does require adherence to certain rules.

Information on moorage in BC can be found here. This provides details on General Permission as well as when actual documentation and application is required (for instance if you do not own the upland directly in front of where you want to place the moorage).

Once the rules for moorage are understood, then begins the assessment for what type of moorage. Although most common, not all properties are candidates for docks due to location, weather conditions, extreme local tides, local boat traffic, etc. Mooring buoys, pulley/anchor systems and in some cases a local public dock are all options to be considered when a dock isn't the right solution.

It's a Coastal Lifestyle ... Live It!