Here is what you should know when purchasing property outside of city limits.

Septic and well

A major aspect of owning property in rural areas is that you are not part of the City services. This includes sewage and water. You will either have your own independent septic and well system or you will share these with surrounding properties. Mobile home parks outside of the City often have co-operative water and sewage systems. You do not have to maintain them, however, you will need to pay a fee to the park owner for maintenance and repairs. If you are not a part of a co-operative system, you will be in charge of the upkeep of your septic tank and well. It’s a good idea to have your septic tank pumped at least every five years. For water quality, testing for bacteria should be done once a year and a more thorough test (which tests for heavy metals, chloride, pH levels, and more) every three to five years.

What kind of information should I request when I am interested in a property that has a septic and well system?

• How deep the well is

• If the current owners have had any issues with the well running dry

• How many GPM the well pumps

• The most recent water records

• Where the well is located on the property

• Where the septic field is located

• When the last time the septic tank was pumped

• Any records the current owners may have of septic and well repairs and/or installations

• What is the monthly cost if the well and/or septic are shared

Zoning

There are three common zoning types that you may encounter when browsing for property in rural areas. These include rural residential, rural mixed use, and agricultural land reserve (ALR). There are certain uses and guidelines with every type of zoning so be sure to ask your REALTOR® if you are unsure. Keep an eye out for my future blog post dedicated to information on agricultural land reserves.

Charges on title

Whether it is property within the City limits or in the rural areas, always ask about charges on title. Certain charges may restrict or limit what you can do with or on your land. For example, a covenant may obligate you to not subdivide the land. Along with covenants, easements and right of ways may also be found on title. If you are unsure about the specifics or the nature of a charge, it’s always a good idea to ask your lawyer. 

Riparian Areas

If there is a stream, pond, lake, river, creek, ditch, wetland, or brook located on a property, it may be affected by the Riparian Areas Protection Act. This could have a significant effect on the value and potential use or development of the property because of building/development setbacks and other requirements protecting riparian areas. Riparian areas are not usually mentioned on the title so it’s always a good idea to ask your REALTOR® to see if a property is affected by this.

Overall, buying property outside of City limits is usually less restrictive and you have more freedom to do what you would like with your land. Plus, there are many more options for large acreage properties compared to City lots. With any area, whether in town or on the outskirts, always be cautious of potential limitations. If you have any more questions about buying rural property, feel free to post it in the comments or send me a private message.

Should I Use a REALTOR®?

Yes! Whether you are looking to buy or sell, having a real estate agent is very beneficial. 

Did you know that using a real estate agent to help you purchase a home doesn’t cost you? You do not pay your REALTOR® when buying a property. The seller’s agent splits their commission with the buying agent.

Having an agent is valuable for helping you scout out the right properties for you. They have the tools and resources to gain access for viewings, property documents, and more.

If you are hesitant on using a real estate agent to list your property due to the cost, consider that you may end up selling your property for more by using a REALTOR®. It can be hard for owners to properly price their homes in consideration to the market. Real estate agents have access to comparables that have recently been listed and sold which they use to help determine what your property could be listed at.Listing your home for sale by owner also may not get the exposure that it would compared to if you used an agent. More exposure may lead to a quicker sale and multiple offers. If there are multiple offers, it is likely that your property will sell for over asking. Agents use their own money to advertise your property. It will be seen across social media platforms, Realtor.ca, and personal websites. Plus, they will put up a for sale sign in your yard to help create roadside attention. When an offer comes in on your property, they can advise you on what your best move is. 

Having an agent will also help you avoid any legal pitfalls. There is a lot of paperwork involved in a real estate transaction.It is important to fill out the documents and disclosures with care. Real estate agents are educated to guide you in the right direction so you can avoid being held liable for fraud, negligence, or breach of contract. Agents are also continually upgrading their education on legal updates, ethical situations, and other optional courses. There are many different types of situations that may arise in a transaction and there is a good chance that your REALTOR®, or one of their mentors, has been in that situation and knows how to navigate you through it. It is worth using an agent solely to protect yourself against legalities. 

If you don’t want to use a REALTOR® due to a past experience, that’s okay but not all agents are the same. Find an agent that works best for you. Talk to a few different ones to get a feeling of who you could envision working with throughout the transaction. Our job is to act in your best interest and achieve the results you want.

Have you ever walked into a home and it didn’t have a welcoming feel? Certain adjustments can be made in order to create a more homey feel to your place. What does this have to do with increasing your home's value? ​​Not only can you increase your home's worth by improving its structure, but also by adjusting the way your home is presented. When a buyer walks into a home, they want to be able to envision themselves in it. They want a home that feels inviting. If a house is cluttered and dirty, it can be a deal breaker for some. An unkempt home may lead some to believe that the house hasn’t been well maintained. An unmaintained home could mean more work to the structure and systems in the future which can be costly to the potential buyer. 

Here are a few tips on creating a more welcoming impression to your home. Declutter! Clean off all the floors and counters. Having less stuff will make your house feel larger and more spacious. This also helps buyers decide if they can fit their enormous sectional into the living room. Create a neutral scent. No one wants to walk into a home and get put off by an odour. I have had clients walk away from a home because of the smell! Buyers will fear that these smells have seeped into the carpeting or drywall, which means renovating and extra costs for them. Air out your home, take out the garbage, and you could even light a candle (nothing too overwhelming or strong). These are free and easy ways to give your home more appeal. This also helps create attractive listing photos. Online photos are the first thing a buyer looks at. This will be their first impression of the home so you want those photos looking tidy and presentable.

If you want to take it even further, there are more improvements to be done! Give your walls a fresh coat of paint, this can help cover up small marks and unforgivable stains. Replace your burnt out light bulbs and if your home doesn’t have a lot of natural light, add extra lamps to brighten it up. 

You could even go as far as renovating. The main areas in a home that you should focus on fixing up is the kitchen and the bathrooms. Homeowners spend a lot of time in the kitchen, it can be a very costly reno but it will be the focal point. There are a few bathroom adjustments you can do that are affordable but make an impact. Replacing fixtures like taps and lighting and replacing the floor are a great way to spruce up a bathroom. Other things you can upgrade/replace are the “big ticket items” of a home. Some of these items are the roof, heating/cooling system, and appliances.

Lastly, don’t forget about the exterior. Having great curb appeal can also help to increase your property’s value. Wash the siding on your home or give it a new coat of paint. Make sure to groom your yard, cut the grass, remove dead shrubbery, and trim any overgrown bushes and trees. Be sure to also tuck away or get rid of any debris and equipment like tools and garden supplies. 

These suggestions may bring some homes more value but ultimately, talk with your real estate agent about what the market is doing and comparables in your home’s area. 

If you love the small town feel, endless outdoor activities, and minimal traffic, Powell River is the City for you.

Powell River is located on the Sunshine Coast and surrounded by 32 lakes to enjoy. Drive to the end of Highway 101 situated in Lund, just 30 minutes from the City's centre. From there, you can take a boat over to see the beautiful white sand beaches of Savary Island. Want to go further? Boat or kayak up to desolation sound. There are many waterfalls and excellent spots for fishing, crabbing, and prawning. From Lund, head up to Sarah Point where you can access the start of the Sunshine Coast Trail (SCT). Hike hut to hut and experience the wonders from atop mountains and aside lakes. The SCT is Canada's  longest hut to hut hiking trail being 180km's in length. If you take the 57 hours (on average) to hike the whole trail, you will end up at Saltery Bay. Saltery Bay is located South of Powell River's City Centre and is where you can take the first of two ferries that will lead you down the Coast to North Vancouver. Not a fan of driving the 5-6 hours to get here? You can take a 30 minute plane ride with Pacific Coastal or hop on Harbour Air's float plane. 

Did you know, Powell River has the shortest river in Canada and the second shortest in the world? I bet you can guess what it's called... the Powell River! The river connects Powell Lake to the Pacific Ocean. Powell Lake is home to many float cabins. This is the locals' summer getaway. Powell Lake isn't the only lake that people like to enjoy. Be sure to visit Haslam, Sliammon, Inland, and West Lake to name a few. 

If you prefer the Ocean, we've got many beaches for you to explore. The most accesible and closest to the City Centre is Willingdon Beach. If you're looking for a sandy quiet beach that is great for castle building and skim boarding, head down to Mahoods Beach. 

Powell River has a population of about 13,000 residents. Everything is whithin 30 minutes of a drive to get to and you are rarely stuck in traffic. We've got neighbourhoods of all types. Central and close to everything: Westview. Unique and close to lakes and trails: Cranberry. Heritage feel and historical aspects: Townsite. Large properties and hobby farms whithin City limits: Wildwood. Right outside of the City limits we have the Valley and North and South of town. Experience rural living without having to drive hours to get there! 

I love where I live and if you want to know more about Powell River or are considering a move here, feel free to reach out. 

The foreign buyer ban started on January 1st, 2023 and will be in effect for two years. This is what we know about it so far:

Non-Canadians will be banned from purchasing residential property, however, there are exceptions:

• Some temporary residents studying in Canada
• Some temporary residents working in Canada
• Specifically exempted foreign nationals
• Refugees
• Refugee claimants and individuals fleeing international crises
• Non-Canadian spouses and common law partners
• Section 35 rights - Indigenous people and communities
• Exceptions for certain types of property - CMAs (Census metropolitan areas) and CAs (Census agglomerations)

These exceptions are subject to varying conditions.

What is residential property defined as?

• Detached house or similar building
• Semi-detached houses
• Rowhouse unit
• Residential condominium unit or other similar premises
• Unit or premises and that is reasonably necessary for its use and enjoyment as a place of residence for individuals
• Any prescribed real property or immovable

The province of BC has adopted amendments to the Property Law Act which puts a mandatory cooling-off period into effect. This gives home Buyers three days to rescind their offer. The three days begin as soon as there is an accepted offer and the Buyers have until the end (midnight) of the third day (does not include weekends or holidays).You do not have to give a reason to rescind the deal but you do have to pay the Sellers a rescission fee which is 0.25% of the purchase price.