Southern Vancouver Island Trees

Vancouver Island is home to a number of different eco systems. Some of the most distinctive on Vancouver Island (and the Gulf Islands) are the Garry Oak and Arbutus forests on southern Vancouver Island.

A Garry Oak in Beacon Hill Park, Victoria

Garry Oak eco-systems are becoming quite rare, and are protected in many places on the southern islands. The system likes dry, partially meadowed areas, often along the seashore or on rocky hillsides. There are a few pockets of this eco-system on some of the more northern gulf islands, for example Hornby Island. The southern gulf islands have many of these meadow systems.

Arbutus trees are very common south of Nanaimo but they too have had stress, and in recent years have suffered from diseases that threaten to do serious damage. In smaller quantities arbutus are found in small pockets as far north as along the cliffs of Buttle Lake in Strathcona Park and on some residential properties in Campbell River and Courtenay/Comox.

Garry Oaks and Arbutus sharing space along the Westway walkway in Esquimalt

Both of these trees and their respective eco-systems are part of the magic that is the natural beauty on Vancouver Island.

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

A Typical Real Estate Day with BCO

When we try to explain to people, especially colleagues, what a typical BCO day is like, we often find ourselves at a loss to convey just how different our days are - even though we are selling real estate.

There are of course in-town real estate days where we tour with clients in the city or the small surrounding communities visiting houses for sale, or where we are listing a local residence. We love  Campbell River and very much enjoy being a part of this market. But then there are the other days, which are just as common and which are each so different. Some days it is driving all the way to the north end of the island to visit lakeside acreages at Alice Lake. Other days it is chartering a plane on the west coast to visit some remote properties with a buyer. And still other days it is getting in one of our boats to visit a coastal property on an island or even the on the central coast mainland.

Take the day last week as an example: it started with getting in the boat before the sun came up and heading north up to Johnstone Strait and into the islands off the coast of north-eastern Vancouver Island. We arrived at the property we were viewing for a potential listing with our gear in hand - gear that included tape measures, clipboards, cameras, bagged lunches and a rifle. Yup, a rifle. The owner had warned us that a grizzly bear was hanging out on the property near the dock, and we needed to be prepared for it. So Shelley had her rifle on her shoulder the entire time we were on the grounds.

We didn't see the grizzly, but we certainly saw evidence of it being there in the dug up ground (at this time of year they are hunting for grubs and roots, anything to add to the fat layers for winter). The caretaker and neighbouring property owner also told us of the bear.

After working on the property - taking photos, taking measurements, writing lots of notes - we left a sign behind (because making a repeat trip to put up a sign if and when we list the property is not an efficient use of time when the property is this far). After a bit more reconnaissance of the area we then boated back, arriving home in Campbell River on the boat around sunset.

We call this a "typical" BCO day, because any given day can find us out there at properties like this. We know that it is different to what anyone else does and certainly isn't what people think of when we tell them we are a real estate team. It is the very thing we love most about this job we have chosen and created for ourselves - the diversity and challenge of the properties we serve.

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

Inspections and Due Diligence

You've found your dream property, you've had a look at it and you've had your offer accepted. 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 a 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.
• 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. Many 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 benefiting from a group experienced with the logistics and inspections required for all types of properties - and we put that expertise to work for you.

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

Archaeological Sites on Private Properties

Archeological sites are a common topic with coastal properties these days (the majority of these are sites with cultural and/or historical significance), and even make the news every once in a while. They can be controversial, but they are an essential part of developing property these days on the coast of BC so it is important to know what needs to be done.

Some properties have already had investigations done and have marked archeological sites on them. Understanding the implications of these sites is important, as an owner, or potential owner, needs to know what can and can't be done with the property. A small site can simply mean making sure you do not disturb it when creating development plans, while a large site can mean further action is required.

example of an identified site in an arch report

You can first determine if there are any known sites on the property by contacting the provincial government through their Archaeology Branch. This is something that we at BC Oceanfront, a part of the Royal LePage Advance Realty team, do on most of our listings. We have found the Arch. Branch to be very easy to deal with, and the forms required are straight forward to fill out. We submit directly from online.

If you wish to build on a property or make major alterations to a property, then an archeological assessment is generally required. Most municipalities and regional districts will require an assessment during the permitting process. These are done by private companies, and there are often many steps involved in the process, which the company should be able to facilitate.

From the Archaeology Branch's FAQ document, these are two things they see as important to property owners: "The current use of the property is seldom affected unless the use involves significant land alteration. A house on a fully developed lot is not affected by overlapping with an archaeological site. An active gravel pit is a concern, because this current use will damage or destroy a site.
New development, such as changing the building footprint, major landscaping, or installation of an in ground swimming pool, will be a concern, because the new activity may damage the archaeological site. When planning for land use change, ensure that a professional consulting archaeologist is part of the planning process. They can determine if the new development will have an effect on the archaeological site.
In many cases, the archaeological site is not within the development zone. As an example, sites on waterfront properties are usually close to the water and are often contained within zoning setbacks set up to protect other environmental values."

Owning property on the BC Coast is a dream for many, and it is important to have all the information on hand when making those dreams reality.

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

BCO Coastal Gems: Cortes Island

Cortes Island is one of the Discovery Islands between the mainland of BC and the east coast of Vancouver Island. It has ferry service via Campbell River and Quadra Island, which makes it appealing to summer travellers as well as people looking for an island to call home.

Like many islands in this area, Cortes has an assortment of rugged rocky coastline, sandy white beaches and warm summer ocean water. With all amenities and services, including a school for up to Grade 9, Cortes really does offer the best of both worlds - services when needed but the charm and appeal of a small island.

There is a population of approx 1000 on the island, from hippies to retirees and from loggers to fishermen to back-to-the-land farmers. It is this mix of people that gives Cortes its charm.

Lakefront, farm land, residential, rural and spectacular oceanfront are all available on Cortes. There are parks to explore, beaches to walk and community events to participate in. The climate of Cortes is slightly milder and drier than Vancouver Island or the mainland coast, as it is in the rain shadow of Vancouver Island, although it still fosters lush rain forest with its winter rains.

Cortes is a great choice for a summer vacation home or for a year-round residence. Ed and Shelley are frequently on Cortes, with both sellers and buyers. They are always impressed with the beauty of the island!

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

Fall Means Mushrooms

When fall arrives on Vancouver Island, so do the mushroom pickers. Locals and traveling pickers venture into the local forests, looking mostly for the golden glow of chantrelles.

A late summer and fall such as this one, with some sun and some rain, encourages good mushroom growth. Our temperate rainforest ecosystem is a natural breeding ground for them as well.

Both Shelley and Ed have been out mushroom picking this season. Shelley says walking through the forest on a mushroom treasure hunt is more fun then you'd think it would be, and both Ed and Shelley admit that hunting the chantrelles is addictive.

Every year it seems at least a few mushroom pickers get lost while on the island - usually ones who are not as familiar with the area. It goes without saying that good maps, being well prepared and paying attention to the weather and your surroundings is important. And although pickers are secretive about their locations, do let someone know your approximate whereabouts and what time you intend to be back.

While Shelley was out hunting chantrelles she started noticing all the other fungus formations in the woods right now, so took us on a photo exploration.

We live in a region of amazing abundance.

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

Power Options on Remote and Recreational Properties

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.

For properties beyond the scope of BC Hydro, there are still options for power. Many of the older, more established remote properties will have gas generators of some sort. 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.

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 as a stand-alone system. These supply a battery bank which stores the energy. Some larger properties have been known to use solar power but keep a gas generator on hand as an emergency back-up system.

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!