Where Does the Water Come From?

For those living in a city or other residential area, domestic water is generally taken for granted unless water restrictions are enacted. Water simply comes when you turn on the tap, and if it doesn’t you call your city or municipality and find out why.

For those who live outside the boundaries of cities and towns, domestic water can be one of the most important issues when establishing a home. Where will it come from? How will it be used? How much will be needed? All of these questions should be answered when considering a home on 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.) Of these three, it is currently the use of surface water that requires a licence to access in BC.

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. Information on domestic freshwater licences can be found here:  https://www2.gov.bc.ca/gov/content/environment/air-land-water/water/water-licensing-rights/water-licences-approvals

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. https://www2.gov.bc.ca/gov/content/environment/air-land-water/water/groundwater-wells-aquifers/groundwater-wells/information-for-property-owners/well-records-registration

Rain water collection is commonly done in a cistern, which can be either above or below ground. They are often hidden underneath a deck.

Many recreational and remote property owners use tanks to store additional water. 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.

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!

The Curious Case of No Zoning

Many rural properties in BC are excluded from zoning bylaws by their respective Regional Districts and are simply referred to as No Zoning areas on maps. However, if you read the fine print, most Regional Districts will inform you that there are still requirements. This example is taken from the Mount Waddington Regional District site:

While there is no Building Bylaw in effect outside of the communities of Coal Harbour, Hyde Creek, Malcolm Island and Woss, that requires a Building Permit or Site Permit to be applied for and issued for new construction, all construction must meet the requirements of the BC Building Code. 

While this may seem to be a bit too much structure for someone who just wants to go build a cabin in a remote location, there are some good reasons to pay attention, and not only because all buildings built in BC are required to meet the BC Building Code.

No matter how we might want our recreational or remote property to stay in the family for generations, sometimes life happens. If you need to sell a property that you have built on within 10 years of the building being completed, you have to have a Home warranty (Homeowner Protection Act) in order to be able to sell. This is becoming more of an issue, and there are properties that cannot be sold because they don't meet the requirements.

Insurance premiums are constantly on the rise, and getting insurance for a remote property can be a challenge. Building it to code may help your chances of getting insured.

A lot of the basic Building Code is around safety issues. As the property is in a remote location and likely to be unoccupied at least some of the time, following the code in these instances may help keep the property protected and as safe as possible.

Education and information are key, whenever and wherever you want to build in BC.

Resources:

https://www.bchousing.org/licensing-consumer-services (note, this is the same as HPO)

http://www.bccodes.ca/building-code.aspx?vid=QPLEGALEZE:bccodes_2012_view (A copy of the BC Building Codes is likely in your local library as well)

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BCO Coastal Gems: Winter Harbour

On the north-west tip of Vancouver Island sits the community of Winter Harbour. Renowned for access to amazing west coast fishing, this small village is home to about 20 full-time residents yet services hundreds of people during the fishing season. Well-protected moorage, services in the village, and (gravel) road access make this a popular choice with fishermen and adventurers looking to access the northern west coast of Vancouver Island.

A small oceanfront boardwalk adds charm and is a great spot to watch the boats or just look out over the water. There is a nice walking trail in the village as well. Winter Harbour has its own Post Office, and a small general store. There are a number of fishing charter companies that base out of Winter Harbour, and the docks do get busy in the summer.

Winter Harbour is a great place to visit while exploring Northern Vancouver Island, providing vistas that not many people get a chance to see.

Winter Harbour is at the mouth of Quatsino Sound, and is also accessible by boat from Coal Harbour (45 - 60 minute boat ride). The drive in from Port Hardy can take up to 2 hours, and it is advised that you watch for logging trucks!

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Agricultural Land Reserve (ALR) Properties

The ALR is a term that has been around in BC for decades. Most people know it has something to do with farm land, but what is the ALR exactly? Can you build in the ALR zone? What does it mean to own land in the ALR?

Black Creek land in the ALR

According to the BC Government: The Agricultural Land Reserve (ALR) is a provincial zone in which agriculture is recognized as the priority use. Farming is encouraged and non-agricultural uses are restricted. ALR land makes up 5% of BC's total land-base.

This does not mean you can't simply live on ALR property. There is no requirement to farm, however there are restrictions on what else you can do on the land. You can have a single residence. Keep in mind that most ALR land is in an agriculture-rich area, so even if you are not farming your land it is likely that properties around you are being used for agricultural purposes.

portions of Quadra Island are in the ALR

Properties within the ALR should have it noted on their title, although the Agriculture Land Commission (who oversees the ALR) warns that this is not definitive. Mapping is a help in determining what land is within the ALR as well, and the ALC website hosts a number of mapping applications.

ALR map for Black Creek and Courtenay areas

Vancouver Island has a number of regions with ALR land, so it is good to do your homework when it comes to owning property in this distinct land class.

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Mining on Vancouver Island

While Vancouver Island is most commonly associated with the resource-based industries of forestry and fishing, the island also has a strong and deep history of mining.

Coal mining began on the island (and surrounding islands) in the 1800s, with the discovery of coal in the Nanaimo region. This initial discovery was facilitated by local First Nations, who noticed the coal that Hudson’s Bay Company employees used and offered the information that coal was available locally.

Mining jobs brought many people to the island, creating small towns of workers (eg Cumberland) while areas of Nanaimo and Victoria were built upon the success of prominent mining families.

Mining became big business, first coal and then metals. The island is physically marked by the industry, with both small, abandoned mine sites and large decommissioned mine sites. Two large mines near Campbell River, Quinsam Coal and Myra Mines, are on-again off-again mines; with production being at the whim of global markets.

There are still individual mine claims throughout the back country of Vancouver Island as well as on the smaller islands and on the stretch of mainland coast across from northern Vancouver Island. Whether any of these are active is hard to determine. There are also still people who pan in the local rivers, hoping to find a gold nugget or two.

north Vancouver Island old mine site

Properties that come up for sale in the more remote areas of the islands can be impacted by a mining background. Some may be actual mine sites while others can be at least partially made up of old mining claims.

there were mine sites on the hillside of Port Neville

Hatley and Cragidarroch Castles, the community of Cumberland, Newcastle Island, the IslandCopper Mine outside of Port Hardy, small mining relics and tailings piles, unused mining claims, the numerous dams around Nanaimo – all of these are part of the legacy mining has created on Vancouver Island.

It’s a Coastal Lifestyle … Live it!

6 Tips for Selling a Home in the Winter

1. Lighting

In the winter, especially on the coast where it is often grey outside in the winter months, lighting is crucial. Check that all your lights are bright and change out any weak or dim bulbs.  Look for dark areas in the house and see if lamps or strategically placed lighting will enhance those areas. Warm light in the winter is nice, as are the daylight style bulbs. There are many options to choose from nowadays, so pick a light that suits the space and the time of year.

2. Windows

Winter light often comes in at an angle, and dirty windows are really noticeable. Make sure the windows are clean and clear. During the day open the window coverings to let as much natural light in as possible while in the evenings have window coverings closed against the dark.

3. Warmth

People love to feel cozy in the winter, but keep in mind that they will be coming in with coats on after being out in the cold air, so a house interior will already feel warmer to them. In other words you want the home warm but not hot. A nice throw on the couch and some soft accent pillows will enhance the cozy feeling.

4. Cleaning

In the winter when the outside spaces are dormant and cold the inside needs to shine even more.  Make sure the indoor living spaces are sparkling. Flooring in the winter can quickly become muddy and dirty, so keep watch on that. Also mud rooms and entryways in the winter quickly get cluttered with coats, boots and gear which need to be cleared away.

5. Outdoor Lighting and Access

While people won’t spend as much time looking at the outdoors in the winter, they will notice a dirty entryway our one that is not well lit. Keep it clean and bright, so the entrances are reassuring, welcoming and safe.

6. Use Timers

Dark days in winter can meet sometimes outdoor lights should be one earlier, while a bright sunny day might mean lights don’t need to come on until later. A good timer from the hardware store can be set for a certain time or even better is to buy one that is light sensitive. This insures that when people show up the lights are on if needed.

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

Looking Forward to 2019

The holidays are upon us, and as we batten down the hatches here in Campbell River (very stormy weather at the moment) we thought we would take this opportunity to share our look forward to 2019....

With all the real estate changes in 2018 (elimination of limited dual agency, speculation tax, stricter mortgage rules) we are hoping for a more settled 2019! It would be nice to see some reconsideration of the ban on limited dual agency for our more remote property listings, and we continue to communicate our concerns as well as those of our clients where appropriate. We will of course keep our clients updated with any changes that may come our way.

The coast is attracting a wide variety of interested buyers – from young people looking to live off grid to retirees looking for a recreational property and investors purchasing holding properties. This is reflected in the diverse range of properties selling in the remote and recreational market. Providing our listings with good exposure in a variety of venues is the continued focus!

Campbell River is being recognized as an affordable coastal location, and according to Zoocasa* is actually one of the top 4 most affordable places in BC. The City has been working on infrastructure improvements this year, most noticeably through sewer upgrades and high-tech upgrades in the downtown core. We have seen a number of new builds in the condo, rental and patio home markets reflecting current demand.  “Campbell River is still seeing high levels of construction with hundreds of new dwellings built in the past year. There’s a continued interest in new development as well, with many new subdivisions and multiple housing projects currently in the approval process.” City manager Deborah Sargent.

The BC Oceanfront Team is looking forward to another great year, with providing professional and exceptional service always front of mind. We wish all our clients a successful and healthy 2019.

*November 2018 report

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