More than an Outhouse (Waste Disposal Alternatives)

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.

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 that is not the case for many recreational and more remote properties. There are also filtration systems and outflow systems, all of which direct the waste somewhere else (holding tanks, gravel fields, or in some cases directly out to bodies of water).

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.

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Real Estate Language

It’s easy for those of us who work in real estate every day to forget that the general public, who maybe buy or sell only a handful of properties in a lifetime, aren’t always well versed in real estate terminology. There is a language that is specific to the world of real estate, from terms involved with listing properties to the language of a real estate contract. The more accessible we can make that language to our clients, the more comfortable and at ease they are going to be during the process.

Here are some basic terms you may hear mentioned when talking about property sales:

Conditional: “It’s still conditional” – this means that there is an offer to purchase which has been accepted by the seller, and the buyers and/or sellers are now working through the items they placed as subject conditions on the offer to purchase; this is referred to as the due diligence period. There is a set date for these conditions to be removed and if they are the contract will then be considered unconditional. When a contract is in its conditional phase, there is a chance that the purchase may not go through, as the conditions may not be satisfied.

Subject-Free: This relates to the conditions set on a contract (or perhaps there are no conditions). When all subject conditions have been waived or removed and both parties are in agreement then a deal is considered ‘subject-free’ and buyer and seller are obligated to complete the deal as outlined in the contract.

Deposit: While the concept of the deposit is fairly obvious, clients don’t always understand that the deposit will form part of the agreed upon purchase price if the sale goes ahead and is not a separate, stand-alone amount of money.

Appraisal vs Assessment: An appraisal of a property is done by a professional third party accredited appraiser and provides the property’s value as set out in the scope of the appraisal (if it is for market value or lender value for example). An assessment is provided for the local municipality as value of the property and is used to apply taxes to the property.

Commission: The gross commission for a listed property is determined at the time of the listing. If there is one agent for the sellers and one agent for the buyers, they will share that gross commission in a pre-determined way (also set out in the listing contract for the property). The gross commission is paid by the seller upon the receipt of funds for the sale of the home, and both agents are then paid from that monies.

The best advice when it comes to dealing with real estate and the language is to ask lots of questions. Your real estate agent is there to assist you, and explaining things you don’t understand is part of the job.

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BCO Coastal Gems: Owen Bay, Sonora and Busby Islands

Owen Bay is located on the south side of Sonora Island on Okisolo Channel, just above Hole in the Wall. Owen Bay has a long history, at one point it was a thriving coastal community of about 1200 people and home to a school, general store. It has now evolved into a quiet, coastal vacation and recreation community with a small complement of full-time residents. There are government dock facilities located in the bay.

This is a popular recreation area in the heart of the Discovery Islands. In the summer there is regular water taxi service.

As with most of the islands in this region, there is much evidence of a varied history of settlement on the island. 

Located within the heart of the Discovery Island group you are surrounded with beautiful natural scenery and an abundance of wildlife. The Sonora Island area offers all types of outdoor recreation and sport activities - fishing, boating, diving, and wildlife viewing, and the availability of seafood such as crab, prawns, clams & oysters are all within minutes of this region. There are also a few marine parks to enjoy within close proximity. The Octopus Island Group Marine Park is only minutes away. Access to the property is by boat or float plane only. Traveling to the property by boat takes a little less than 1 hour from Campbell River and approximately 40 minutes from Heriot Bay on Quadra Island. Both locations provide services and amenities. During the summer months there is regular scheduled water taxi service to and from Campbell River. 

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Domestic Water Sources - Wells and Cisterns

Dealing with recreational and rural properties means looking at a lot of extra details. One of the big ones we ask/get asked is where does the water come from? The answer can vary from rain water collection, to a water licence on a local creek, to a well.

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 Ed or Shelley reference these types of wells as shallow or deep dug wells, meaning  the 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.

Rain water collection can be as simply as a barrel to collect rain water to as complex as a cistern system that collects rain water from gutters and stores it in a large holding tank. These holdings tanks can be away from the main property and feed water through a pipe system, or they can be under a deck or patio connected to the house. Depending on demand a good winter of rain can supply enough water to meet the needs of a recreational property, while more full time properties (such as those on some of the Gulf Islands) may purchase water to refill the cistern in a dry summer.

Water licences are regulated by the Province. More information on this water source can be found in this blog post.

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Recreational Lakes on Central and Northern Vancouver Island

While Vancouver Island is renowned for its oceanside beaches, it is also home to numerous lakes of varying size. Recreational opportunities abound for fishing, canoeing, boating, swimming and hiking at lakes all across Vancouver Island, but the central to north island lakes are not as well known. Here are 5 of the most popular, starting at the north end.

Alice Lake, Link River Regional Park

Alice Lake:
Known for excellent fishing and wilderness camping, Alice Lake is a great recreational lake. Accessed of Hwy 30 (to Port Alice) and then on gravel Forest Service Roads, Alice Lake offers a wilderness lake experience that will satisfy the craving to get away from it all. Link River Regional Park is a popular site for camping (24 sites), launching boats, having a picnic and playing on the beach.

Nimpkish Lake:
Just south of Port McNeill, this lake is home to a Provincial Park known for rugged wilderness and offers good fresh water fishing. What it is most famous for, however, is for being one of the most challenging lakes for windsurfing in BC. It has become one of the top destinations for serious windsurfers in the province and can provide hours of entertainment for those who like to watch the colourful sails whip across the lake.

McIvor Lake:
Actually part of the Lower Campbell Lake water system, McIvor Lake is the place to be for Campbell Riverites in the summer. With a boat launch, three great beach areas and lots of room to spread out, this lake is a very popular place to hang out.

Comox Lake:
Popular with locals as a hang out as well as outdoor enthusiasts, Comox Lake offers something for everyone. From picnic areas to hiking and biking trails and good fishing, this glacier-fed lake provides hours of recreation. Located near Strathcona Provincial Park, the lake is most readily accessed through the town of Cumberland, near Courtenay.

Westwood Lake:
on the outskirts of Nanaimo this lake sits at the foot of Mt. Benson. With a good hiking trail around the lake and a beach with a lifeguard, Westwood Lake is a popular spot in the summer. The lake also has good fishing, although only boats with electric motors or no motors are allowed.

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Donating Property as an Eco Gift

While most people know that you can donate property to a charitable organization, not everyone may know that if one chooses and the land qualifies, the gift can be classified as an "eco gift". This comes up in our area occasionally, as much of the land on the coast could be termed ecologically sensitive or near to ecologically sensitive land.

The federal government oversees the process of having a donation declared an ecological gift, and there are regulations and criteria regarding how a property qualifies. http://www.ec.gc.ca/pde-egp/default.asp?lang=En&n=81AFA91D-1

Not only properties can be donated. One can also donate easements and covenanted areas. The donated parcel only needs to meet one of the criterion on the list, although most of them will meet more than one.

According to the federal government, an ecological gift can provide significant tax advantages to the donor and can ensure that a land's biodiversity and environmental value is protected into the future.

For more information, go to the Environment Canada Eco Gifts page: http://www.ec.gc.ca/pde-egp/default.asp?lang=En&n=FCD2A728-1.

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Preparing a Recreational Property for Listing

Thinking of listing a recreational property? Here are some tips to make the 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.

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?

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.

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)?

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?

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?

Outbuildings

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

Paperwork

If you have done work on the property, paperwork providing details of that work is always good to have readily available should people ask. Also any inspection work regarding the property should also have paperwork readily available.

Ed and Shelley have many years of remote and recreational property experience between them, and have a lot of information for both buyers and sellers to consider.

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