Frequently Asked Questions

• There are no restrictions for a non-resident to purchase real estate in Canada, nor are there tax implications for extra fees payable at the time of purchase. A non-resident may purchase as many properties as they wish in Canada.
• Rental properties: Non-residents must file a Canadian Tax Return each year and declar rental income.
  

1. The first step in preparing for a septic system is to consult a qualified person who specializes in wastewater treatment system planning and/or installation. Not only will they tell you what is likely to be the best solution for you but they can also tell you how much you need to budget. If you are using an architect then you should ensure the architect and the engineer can work together, the results may amaze you.
   
   
2. In BC, you can only get a building permit after you have filed a Record of Sewerage with the local Regional Health Authority; a copy of this document is what you (or your agent/engineer) files with the building permit office.
   
   
3. The Record of Sewerage requires a detailed plan of what is to be installed for a septic system. This includes site data and flow calculations as well as a site plan and details of the installed system and components. Remember too that the site assessment, and subsequent design for that matter, also has to address surrounding properties; this is so that surrounding properties are not negatively affected by what you plan to do.
   
   
4. The qualified person we spoke of may be either a practitioner, as registered with ASTTBC or an engineer licensed to practice in BC. If the individual you have chosen has neither of these designations or has not filed a plan then the installation is not allowed under the Health Act. However, unregistered persons, including homeowners, may install systems if supervised by an engineer [but not by a registered practitioner]. All engineers and registered practitioners must carry errors and omissions insurance to cover the work they do.
   
   
5. Whether you choose an engineer or a registered practitioner depends on the complexity of your site and plans. When sites are complex, flow volumes are above certain mandated levels or advanced treatment plants are being considered then you should consult an engineer.
   
   
6. Designing and filing typically may take from 2 weeks to a month. A site assessment is always required and the data gathered is used along with survey information and your building plans to create the plan that is filed. A simple site installation can take as little as a couple of days if everything is on site already however if it is a new building site then typically this may occur in stages over a longer period as other construction work on the site proceeds.
   
   
7. How much does it cost? First, keep in mind that equipment and material costs have gone up a lot in the last few years due in part to the cost of energy and shipping. Second, the current sewerage systems regulation is much more stringent than the old regulation so more materials are required. There is a prevalent misconception that septic systems are supposed to be inexpensive – they are not and never were if correctly installed. However a properly designed system can be very reasonably priced keeping in mind that the bigger the house you build the bigger the septic system will have to be. A typical Type 1 system (anaerobic treatment only) will be between $9000 and $11000. A typical Type 2 aerobic treatment system will be between $12000 and $17000. A typical Type 3 advanced treatment system will be between $18,000 and $35,000+. This may seem steep but considering that you should get at least 30 years of reliable service [out of site out of mind] from such a system then its certainly much better value for your money than a car. Where a system has been properly maintained the lifetime of the system (with maybe a pump replacement) should be indefinite.
   
   
8. Any time the site is more challenging and requires more machine work the cost will increase; very small sites also are more difficult to work with and the system will cost more.
   
   
9. In comparing treatment levels Type 3 systems are always more expensive because they are designed for much more demanding applications, although there are exceptions.
   
   
10. Remember, you need space for the system, the lower the treatment level the greater the amount of space required.

Island Property Financing Basics  

If you would like to finance your island property purchase, here are some basics on island property financing:

Downpayment requirement:
Inland property (ie: non-waterfront) - minimum down is 34%
Waterfront property: minimum down is 20%

Appraisal is required on all deals, paid by the buyer, and is typically between $500 – 700. Property lending value is maximum of 5 acres.

Rates for financing on inland property of vacant, unimproved land are based on posted lending rates, there are no discounts available. Property that is waterfront and unimproved has the potential to be financed at Prime + 1%, OAC. (On approved credit)

For Waterfront properties, there is a financing fee that is charged to the buyer – 1% of the mortgage amount.

For more information and current rates, please contact:
Debra Owen,Broker/Owner
VERICO Integra Mortgage Corp.
Toll Free: 1-888-319-4542
Toll Free: 1-866-836-0427

• Location: 45 minutes from downtown Vancouver
  
• Size: 17,000 acres (17 times the size of Stanley
  Park) Approximately the same size as neighboring
  Bowen Island
  
• Population: 313 permanent residents
  Bowen Island has 4000 permanent residents

• Access: Private boat or water taxi (the island is
  not serviced by BC Ferries). There is a "walk on"
  only water taxi, servicing the south western tip of
  the island (indicated in blue) with numerous daily
  sailing from Langdale on the Sunshine Coast.
  Three days a week (fri/sat/sun), another private
  "walk on" only water taxi company serves the
  entire southern portion of Gambier. This service
  originates out of Horseshoe Bay.

• Road network: There is a road network (indicated in blue) around the areas of New Brighton, Gambier
  Harbour and West Bay, but this network does not connect to any other areas of the island. Individual
  development projects Brigade Bay, Douglas Bay, Sunset Estates and Fircom Plateau will have internal
  road systems servicing their needs but these roads do not link to a central island road system.

• Power and telephone: Areas having power and telephone are cross hatched. The rest of the island
  uses alternative energy sources.
  

Before you begin to plan for or build a dock for your waterfront island getaway there are a few things you should be aware of. Both the Province of BC and Islands Trust have specific guidelines around the installation of docks.

• What is Foreshore?
  Foreshore is the land between the high and low watermarks of streams, rivers, lakes, and the ocean.

• Who Owns Foreshore?
  In British Columbia , the Province owns nearly all freshwater and saltwater foreshore. Land adjacent to foreshore may be privately owned, but in common law the public retains the privilege or "bare license" to access the foreshore.

  For specific information and requirements please check the Province of BC website. The link to the private moorage policy site is noted below.

• Province of BC – private moorage policy and application package
  
  http://www.al.gov.bc.ca/clad/tenure_programs/programs/privatemoorage/index.html
  
  In addition to the requirements of the Province of BC, Islands Trust also has zoning bylaws governing the installation and placement of moorage facilities. To identify the specific zoning for a particular lot and associated foreshore please refer to the Gambier Island land and water zoning map. Once again the link is noted below for your reference.

• Map showing Gambier Island land and water zoning
  
  http://www.islandstrust.bc.ca/ltc/gm/pdf/gmschlub0086.pdf
  
  Once the zoning associated with a particular lot has been identified, please refer to the Land Use Bylaws and OCP for specific information on the requirements for moorage facilities.

• Gambier Island Land Use Bylaw
  
  http://www.islandstrust.bc.ca/ltc/gm/pdf/gmbylbaselu0086.pdf

• Gambier Island OCP
  
  http://www.islandstrust.bc.ca/ltc/gm/pdf/gmbylbaseocp0073.pdf