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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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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Wells as Domestic Water Source

Wells bring up the real pioneer vibe for so many people. That's because wells have always been a good, practical way to get fresh water to a home or property. Many recreational developments will put in wells of some sort, often shared between two or more properties. Older properties, especially on the islands or further outside of residential centres, will often have a well as their main water source. (Newer properties are as likely to have rain water collection or spring water collection into a cistern system.) 

Wells generally come in two forms - dug wells and drilled wells. A dug well does not mean necessarily dug by hand, a bucket auger may be used for deeper wells. You will often hear these types of wells referred to as shallow or deep dug wells, meaning the general depth of the well. Drilled wells are just as they sound, drilled by a machine to reach water.

The level of the underground water aquifer, the type of ground material, and the cost of the project all help determine what type of well will be installed. In BC a well should be installed by a qualified well pump installer, and there are specific rules that should be followed during installation. These rules are set out in the Ground Water Protection Regulations of BC.

Well documentation is something that is very useful to have when it comes to selling a property - well logs, installation, etc - so keeping good records if your property has a well will definitely be of benefit. If it is a property we are listing we will research any suspected well for location, well id tags, well logs, etc.

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5 Steps to Prepare Your Recreational Property for the Off-Season

 Fall has begun and with it comes the promise of rain and wind and storms on the west coast. Just like you should clean your gutters, unhook your hoses and put away the patio furniture at your home, you should take some time to prepare your recreational and remote properties for the fall and winter seasons.

1. Water - if you are not going to be using your property over the winter your water supply should be properly shut down. Turn off at the source, drain the hot water tank, and leave both indoor and outdoor taps open. 

2. Exterior tidy up - make sure all the loose items from summer, such as chairs, tables, planters, tools, etc are put away in a secure place. Winter weather can wreck these items, and winter storms can send them flying. If you have to leave canoes/kayaks or boats outside, make sure they are turned upside down so they can’t fill with water and that they are secured to something so they can’t blow about.

3. Interior – Clean out the fridge, and make sure that food stuffs are either well packaged, stored somewhere else or thrown out. Mice love a winter meal! Putting linens, towels, dishcloths, etc somewhere extra dry will help keep mould from growing on damp fabrics. Consider a moisture absorber container (no damp, damp rid, dri-z-air), especially on the coast or near water.

4. Lock up - make sure the property is closed up properly. Windows and doors should be latched so wind doesn't blow them open and so that critters can't get in. As an added security measure, and especially in wooded areas where debris and branches may come down, consider boarding up the windows.

5. Trees, shrubs, etc - now is a good time to prune any dead branches or long/heavy branches that are getting too close to buildings or look like they will block a driveway. These can come down during winter storms and do a lot of damage with no one around to clean up. Better to deal with it now.

Plus a bonus for those properties with docks:

6. Docks - make sure the surface is "gripped" or cleaned so that if someone needs to use the docks they won't slip on the slick surface from all the winter moisture. This will also deter mould build-up over the winter.

A small amount of time spent shutting down, cleaning up and locking up will save time and possibly money come spring. Time to get it done before the rain and colder weather come!

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How Remote is Your Remote?

Here in the BCO office we are always cautious when someone tells us they want a remote property. That's because over the years, wehave learned that one person's remote just might be another person's crowded community. 

When you picture a remote property, what do you visualize? What do you really want? Here are some questions that can help start defining what that might look like for you.

1. Do you want/need road access?
For some people remote means no one can drive to the property (generally getting there by boat instead, although some may even be hike in) while for other people having road access may be important, even if it's hours away from civilization and a dirt or gravel road.

2. Do you want/need any services?
Does your version of remote mean absolutely no services and either creating off-grid systems or just doing rain water collection, fire and an outhouse? Or do you still want access to power or cell service or telephone/internet service?

3. How close do you want other people?
Remote for you might mean no one within sight or sound of your property or even within a day's walk. For someone else it might mean being part of a small community of properties.

4. How close do you want to be to a service centre or amenities?
While someone may want to live off-grid, they may not want to be more than a couple hours from a service centre or at least access to basic amenities such as food shopping or fuel. Someone else may not care about access to amenities, being willing to travel over a distance to get to any sort of services.

Whatever your remote may be, the BC Oceanfront Real Estate Team can likely find the right property for you!

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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!

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Who Is Buying Remote Property?

When people ask about the types of real estate we sell, one of the things that fascinates a lot of them is the remote property sector. While people may daydream about getting away from it all, very few actually pursue owning a remote piece of property; one that has no road access, no visible neighbours and no services.

So who are the prospective buyers looking at this type of property? Surprisingly, there is no specific buyer profile. While they do all share a desire for remote land, their reasons for it and their demographics are as different as can be.

Off-grid living has become a popular topic on social media and there are a handful of reality shows that address it as well. This attracts a variety of people, whether they be young people feeling that they want to start their lives being self-sufficient and independent, or older people who have experienced a life change and feel the need to disconnect from society in some ways. Families, couples and single people all express interest in this desire to live off-grid.

For other prospective buyers it is about having a place to connect with nature completely. They may not want to live full-time on the property, but instead are looking to have a private place where they can go and camp for several weeks at a time and disconnect.

Some prospective buyers want a piece of remote land as security. These are people who are concerned about climate issues, or political issues, or societal issues, and feel it would be of benefit to have a piece of land somewhere remote ‘just in case’.

Finally, there are those looking to establish a family legacy. Whether they plan to develop the property or not, they like the idea of a remote piece of the west coast being in their family for generations to come.

Whatever their reasons, we are happy to work with all prospective buyers as one of the few real estate teams to market and source remote properties along the BC coast.

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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!

 

Power Considerations

 When dealing with recreational and remote properties there are considerations that don't come up with regular residential properties. For instance - is there power and where does it come from?

Some recreational and remote properties are close enough to small communities that they can hook into existing BC Hydro power supplies. It can be surprising how many boat access communities, such as Quatsino on the NW coast of Vancouver Island, 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.

What are the options for locations with no established power grid?

Gas fuel is one of the most commonly used power sources. This involves generators and usually a battery bank to store power so that the generators aren't running all the time. This requires gas to be brought on to the property, and general upkeep on the equipment. Some smaller communities, such as in the Discovery Islands, have regularly scheduled gas deliveries arranged with barge companies and local suppliers, while in other cases deliveries are arranged individually or gas is brought in by the owner.

Solar power is now a common choice, and it is not unusual to see a house or cottage with an array of solar panels on the roof, or as a stand-alone system. These supply a battery bank which stores the energy. Some larger properties use solar power but keep a gas generator on hand as an emergency back-up system. Often there is a hybrid approach, with lighting being solar power driven and appliances being gas, for example.

Another option for those who have access to a running water supply is 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.

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

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.

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