Buying a Property on Hornby or Denman Island

Buying property on Hornby or Denman Island can be a little different from buying in a more conventional market. Properties are often unique, services vary from one property to the next, and there can be additional considerations around water, septic systems, zoning, access, insurance and permitted uses.

My role is to help you understand what you are buying, identify the questions that should be asked, and connect you with the right professionals throughout your due diligence.

Both islands offer a wide range of properties, from simple seasonal cabins and vacant land to waterfront homes, acreages, farms and year-round residences. Because no two properties are quite alike, the buying process should be tailored to the individual property and how you intend to use it.

Local Knowledge Matters: My Approach

When you find a property you are interested in, I help you understand the property as a whole. I know Hornby and Denman, the different areas of each island, and many of the local factors that may not be obvious to someone who does not regularly work here.

Depending on the property, due diligence may include title and registered charges, zoning and permitted uses, Islands Trust records including site and use permits, septic and water systems, surveys, easements and shared access, insurance, financing, tenancies, farm status, GST, archaeological considerations including assistance navigating CHIP, geotechnical assessments for steep or bank properties, Qualified Environmental Professional (QEP) review for environmentally sensitive areas or watercourses, and other property-specific requirements.

Not every property requires the same investigation. My role is to help identify what deserves a closer look, ask the right questions, and connect you with the appropriate professionals.

Wells & Water

Most properties rely on private wells, cisterns or other independent water systems. Buyers should consider water quality, quantity, treatment equipment, available records and seasonal performance.

Septic Systems

The age, type, condition and capacity of a septic system can affect both current use and future plans. An inspection and review of available records can help identify potential concerns.

Building Inspection

A professional inspection can help you understand the condition of the home and other structures. This is especially valuable with older buildings, additions or unconventional construction.

Insurance & WETT

Insurance should be investigated early, particularly for older homes, unusual construction or wood heat. A current WETT inspection may be required for wood stoves, fireplaces or other solid-fuel appliances.

Financing

Rural or unconventional properties can require additional lender review. Make sure your lender understands the specific property, including secondary buildings, water and septic systems, and any unusual features.

Title

A title search can reveal covenants, easements, rights of way and other registered interests affecting the property. These should be reviewed so you understand any restrictions or obligations attached to the land.

GST

GST may apply to certain properties, including some new, substantially renovated, commercial, subdivided or income-producing properties. Where there is uncertainty, buyers should obtain independent tax or legal advice.

Rentals & Tenancy

Existing tenancies can affect possession and future use of a property. Short-term or vacation rental use should also be investigated to confirm what is permitted.

Islands Trust

Zoning, setbacks, permitted uses, number of dwellings, and site or use permits can all affect how a property may be used or developed. Existing use does not necessarily mean that use is permitted.

First Nations

Archaeological considerations may affect development or ground disturbance on some properties. Where appropriate, I can help identify when further investigation is warranted and assist with navigating processes such as CHIP.

Water Courses

Creeks, wetlands and environmentally sensitive areas can affect where and how a property may be developed. A Qualified Environmental Professional (QEP) may be required depending on the property and proposed use.

Geotechnical

Steep slopes, banks, erosion or waterfront conditions may require geotechnical review. A qualified professional can assess slope stability, setbacks and potential development risks.

Logistics of Buying a Property from Off Island

Buying from a distance is very manageable. Offers and other documents can be signed electronically, and I can attend inspections, coordinate local professionals, provide photos or video, and be your eyes, ears and knowledge base on the ground throughout the process.

For completion, you will need a British Columbia lawyer or notary. If you live outside BC, you can often work with a lawyer or notary in your own area who coordinates with a BC professional, and I can help point you in the right direction.