Listing a recreational or remote residential property

Ready to sell a recreational property, or your remote residence? Here are some tips to make both the listing and showing process go smoothly. 

Listing Your Recreational Property

There are many things you as the property owner can do to increase your chances of success with selling your property. Getting it ready for viewing may require a bit of work, but it will pay off with better showings.

1. Accessibility

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
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?

5. Docks/Piers/Ramps
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
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.

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

Toilet Options for Remote and Recreational Properties

One of the many things that need to be considered when looking at a remote or recreational property outside of municipal boundaries is how septic waste disposal happens. There are many options, and each has its own merits.

Indoor plumbing is generally an option, but it can be costly. All properties who choose to have indoor plumbing, and that are not on a municipal waste system, are supposed to have a permitted system, which means installation and inspection by a professional. In our region this is covered by the Vancouver Island Health Authority (VIHA). You can find more information about regulations for septic systems at the VIHA site here.

Many of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (such as Quadra, Cortes or Gabriola); however not such a great option for many recreational and more remote properties. There are also filtration systems and outflow systems, all of which direct the waste somewhere else (such as gravel fields or in some cases directly out to bodies of water).

For most people when they think of cabins and remote properties, the traditional outhouse comes to mind. These are still very popular and common, and once established require little more than routine maintenance. Outhouses can be fun to decorate and they can range from incredibly rustic to quite fancy.

There are three waterless options for  toilets that property owners can consider. These can be inside a cabin or in an outhouse-style building.

*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries. Here is some more explanation on how they work: http://www.letsgogreen.com/how-composting-toilets-work.html

*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of. This is an information sheet from 1999 created by the EPA in the US, all about incinerating toilets: https://19january2017snapshot.epa.gov/www3/npdes/www3/pubs/incinera.pdf

*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance. http://www.enviroalternatives.com/toiletcua.html

There are solutions for every budget and every lifestyle!

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

Flushing or Not - Getting Rid of the Waste

One of the many things that need to be considered when looking at a remote or recreational property outside of municipal boundaries is how septic waste disposal happens. There are many options, and each has its own merits.

Indoor plumbing is generally an option, but it can be costly. All properties who choose to have indoor plumbing, and are not on a municipal waste system, are supposed to have a permitted system, which means installation and inspection by a professional. In our region this is covered by the Vancouver Island Health Authority (VIHA). You can find more information about regulations for septic systems at the VIHA site here.

Many of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (such as Quadra, Cortes or Gabriola); however not such a great option for many recreational and more remote properties. There are also filtration systems and outflow systems, all of which direct the waste somewhere else (such as gravel fields or in some cases directly out to bodies of water).

For most people when they think of cabins and remote properties, the traditional outhouse comes to mind. These are still very popular and common, and once established require little more than routine maintenance. Outhouses can be fun to decorate and they can range from incredibly rustic to quite fancy.

There are three waterless options that property owners can consider. These can be inside a cabin or in an outhouse-style building.

*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries. Here is some more explanation on how they work: http://www.letsgogreen.com/how-composting-toilets-work.html

*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of. This is an information sheet from 1999 created by the EPA in the US, all about incinerating toilets: https://19january2017snapshot.epa.gov/www3/npdes/www3/pubs/incinera.pdf

*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance. http://www.enviroalternatives.com/toiletcua.html

There are solutions for every budget and every lifestyle!

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

Where Does the Waste Go?

One of the many things that need to be considered when looking at a remote or recreational property outside of municipal boundaries is how septic waste disposal happens. There are many options, and each has its own merits.

Indoor plumbing is generally an option, but it can be costly. All properties are supposed to have a permitted system, which means installation and inspection by a professional. In our region this is covered by the Vancouver Island Health Authority (VIHA). You can find more information about regulations for septic systems here: https://www.viha.ca/mho/Land_Use_FAQS.html#Requirements

A lot of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (such as Quadra, Cortes or Gabriola); however not such a great option for many recreational and more remote properties. There are also filtration systems and outflow systems, all of which direct the waste somewhere else (such as gravel fields or in some cases directly out to bodies of water).

For most people when they think of cabins and remote properties, the traditional outhouse comes to mind. These are still very popular and common, and once established require little more than routine maintenance. Outhouses can be fun to decorate and they can range from incredibly rustic to quite fancy.

There are three waterless options that property owners can consider. These can be inside a cabin or in an outhouse-style building.

*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries. Here is some more explanation on how they work: http://www.letsgogreen.com/how-composting-toilets-work.html

*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of. This is an information sheet from 1999 created by the EPA in the US, all about incinerating toilets: https://19january2017snapshot.epa.gov/www3/npdes/www3/pubs/incinera.pdf

*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance. http://www.enviroalternatives.com/toiletcua.html

There are solutions for every budget and every lifestyle!

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

Dealing with Waste on a Remote Property

A reprint from an earlier blog post, with some additions, as many people have asked about this topic recently.

Even with indoor plumbing on a remote property, a conventional septic system may not be an option. While some people are content to turn to the convenience and tradition of an outhouse, not everyone wants the basic hole in the ground. There are many other options out there in the world of alternative systems and they are getting easier to find.

Many of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (such as Quadra, Cortes or Gabriola), however that is not the case for many recreational and more remote properties.

Waterfront properties have the option of an outflow system, with waste being piped out into the water. This is a controversial option on the coast, however it is still common practise on many islands. Outflow systems can be as simple as an outhouse with pipes flowing downhill, or as complex as a full waste management system with a pump to run grey water.

There are also three waterless options that property owners can consider.
*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries.
*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of.
*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance.

Living without a regular flush toilet does not automatically relegate one to an outhouse if that is not wanted. There are options out there and doing a little research will lead to suppliers and resources.

It's a Coastal Lifestyle ... Pass It On!

After the Offer: Research

A few weeks ago we talked about inspections and actions that happen after an offer is made on a property. There is also a lot of paperwork to look at, and the BC Oceanfront Team at Royal LePage Advance Realty has the knowledge and contacts to make that process less stressful for you. Whether the property is a local Campbell River home or a remote island acreage, we know who to talk to and what to ask for when it comes to information regarding the property.


Here are just some of the offices to visit and documents that would need to be reviewed:

• Property Files. In a city these files are kept at City Hall, and in smaller communities a Municipal or Village Hall (i.e. Tahsis Village Office or Port Clements Village Office). These files can contain subdivision plans, building permits, service connections and locations, lot surveys, building plans, any correspondence between the city and the property owners, professional work, home warranty information, and city inspections. In more remote regions the Regional District may have documents on the property, although not as detailed regarding the buildings, as many of the more remote properties do not need building permits.

• Title and title documents. These can include easements, covenants, plans or building schemes registered on the title. These are usually provided by the listing agent's office, but as your agents Ed and Shelley will go through the documents and make sure their buyer understands all of the legal issues that may be on title.

• Septic documents. This step is for properties that are not on a city sewer system but instead have an independent septic system. If the system was permitted, then the local health authority will have a file on it.

• Home Owners Protection office and warranty. For homes under 10 years of age, HPO should have proof of home warranty insurance on file.

• Survey documents. These may come from the property owner, or from the original developer or from the company that did the original surveys.

• Archeology Branch lets us know if there are any known archeological sites on a property. This has become a hot topic these days, especially here on the coast.

As the BC Oceanfront team deals with all variety of properties in all regions of the coast, we know who to call and are persistent in searching out information. We know the questions to ask and the places to begin looking. Ed and Shelley are there to help their buyers every step of the way.

It's a Coastal Lifestyle ... Pass It On!

After the Offer

You've found your dream property, you've had a look at it and you're ready to make an offer. What comes next?

There is a lot of paperwork involved with buying property, but there is also a lot of due diligence involved. Whether the property is local or remote, residential or recreational, there are things about the property that you may want to have checked and/or verified before you commit completely to purchasing.

Due to the diverse range of properties we sell in the BC Oceanfront office at Royal LePage Advance Realty, we have a wealth of resource information when it comes to the various inspections a property may require and who might be available to perform those inspections.

These could be:

• For properties that aren't on city sewer system a septic inspection could mean having someone come out and check the system, as well as verifying with the local health authority that the system has a valid permit.
• For properties that aren't on city water, a water inspection insuring that water lines, wells or other domestic water sources are all in healthy, working order.
• Building inspections, for all properties with improvements on them. If wood stoves are involved then certain certifications (WETT) are required of the building inspector so they can also check the wood stove system.
• Docks and moorage for oceanfront properties, to insure all is in safe, working order and properly permitted.
• Electrical systems - this can require an electrician for a basic wired system or an alternative energy systems company for off-grid power systems.

These are just some of the onsite inspections our office arranges for clients. Most of these require Ed or Shelley's attendance, and some properties can require several days of inspections depending on the complexity of the systems.

When you work with the BC Oceanfront Team, you are benefitting from a group experienced with the logistics and inspections required for all types of properties - good for your peace of mind.

 

It's a Coastal Lifestyle ... Pass It On!

Alternatives for Waste Disposal on Unconventional Properties

More than an Outhouse.

Even with indoor plumbing on a remote property, a conventional septic system may not be an option. While some people are content to turn to the convenience and tradition of an outhouse, not everyone wants the basic hole in the ground. There are many other options out there in the world of alternative systems and they are getting easier to find.

Many of the systems available still require pumping and disposal of the waste from a holding tank. These can be great options for those living on larger islands where pumping services are available (such as Quadra, Cortes or Gabriola), however that is not the case for many recreational and more remote properties.

There are three other waterless options that property owners can consider.
*Composting Toilets. These are toilets that use aerobic processing through composting. This is a controlled composting system that protects the surrounding environment. These are popular systems and readily available in many countries.
*Incinerating Toilets. As the name implies these toilets burn the waste. This can be done in a few ways depending on the system's design but generally the waste is reduced to an ash in a holding tank and then can be safely disposed of.
*Evaporating Toilets. These systems actually dry-out the waste and create a sterile, compact waste that can be safely disposed of in the trash system. There are both passive systems that require no outside electricity and systems that do require some energy input. Evaporating toilets are very low maintenance.

Living without a regular flush toilet does not automatically relegate one to an outhouse if that is not wanted. There are options out there and doing a little research will lead to suppliers and resources.

It's a Coastal Lifestyle ... Pass It On!

Flushing on Remote or Recreational Properties

If you are looking at remote or recreational property, have you asked all the questions you can think of? Have you asked where the waste goes?

For many people this question might not even occur to them, as people are so accustomed to a city sewer system and flush toilets. But it is an important question.

There are many options. If it is an established property then it will already have a system in place. This can include outhouses, septic fields, septic tanks or straight outflow to the ocean. All of these options have been popular in the past and so are commonly seen in properties on the coast.

If you are building your own development, or making major improvements, there are many new innovations in the world of waste management. From composting toilets to incinerating toilets and many options in between, the world of septic waste management is more detailed than one might think.

Location and available land/space will play a major role in which system is chosen. Land that can't be easily dug may not be so suitable for a septic field and tank system, although an above ground holding tank may work. If a well is used for water can the system be placed far enough away to avoid contamination, or would a composting toilet be best? Amount of use can also determine the right system - will there be big groups on the property on a regular basis or just a couple of people throughout the year?

There are companies that specialize in septic systems as well as alternative systems for off-grid properties, and the BCO office can put you in touch with people on the coast who can help.

Remote and recreational properties can bring a lot of joy to one's life, but having all the systems in place ahead of time and being aware of the work required will go a long way to helping keep those properties a place of joy rather than a headache or hassle.

This is just one of the many questions the BCO office has to think about on a daily basis because of the interesting properties we market and sell.

It's a Coastal Lifestyle ... Pass It On!