Buying a first home is exciting, and buying one in the mountains of British Columbia is the kind of dream many people share. @isabelmcdaniel6 spent her life savings on a 15 acre property with a three season cabin, planning to live there full time because it cost less than a one bedroom apartment in Canada.
There was one big catch. The cabin has no bathroom or shower, and the only bathhouse on the land was built without a permit and now has a stop work order. She gave a tour of the property and explained her plan. Here is the story, followed by general advice for anyone buying rural land with existing buildings.
@isabelmcdaniel6
A Life Savings Gamble in the Woods
She explained that she had just spent her life savings on a cabin in the woods and plans to live there full time. The land is 15 acres in a small mountain town in British Columbia, about four hours from where she used to live and close to her favorite mountain ranges. She described it as the start of bigger adventures, with plans for outdoor adventure content, a cabin build and ways to live more sustainably from the resources on the acreage. It is also the first home she has ever owned, and she said the whole thing is very much a learning process.
A Well Dug 260 Feet Down
The previous owners dug a well that reaches 260 feet to find water. She noted that digging a well is one of the more expensive parts of living semi off grid, and she guessed it could have cost them tens of thousands of dollars, with deeper wells costing more. Neighbours told her they had to go as deep as 600 feet. Water is pumped to a well house, then back down to the cabin and the bathhouse. In winter the top two feet of the well were frozen, but water was still available below. If the well overflows, a buried pipe drains it into a little river. She stressed that the well house must stay locked so a dead animal cannot get in and spoil the drinking water.
Shut Offs, Septic and Vacant Land
Inside the well house she found several shut off valves, including the main one, and a garbage bag of insulation that she joked she first mistook for something more alarming. She also pointed out that the property is technically considered vacant land even though it has utilities. Underneath the bathhouse area is a septic system that is big enough for two bedrooms, which she said is fine for now but would need to expand if she ever wanted to have a family there.
The Bathhouse With a Stop Work Order
The bathhouse is the heart of the problem. Whoever built it did not get the right permits for the plumbing, so a stop work order is in place and she is not allowed to use it. She had an inspector come through to double check everything. Her short term plan is to move all of the plumbing over to the tiny cabin. Inside the bathhouse she found a washer and dryer, a toilet, a shower and a vanity that looks like someone’s DIY project. Her goal is to do any renovation as cheaply as possible, reusing free components such as the shower head.
Hot Water, Filtration and Backup Plans
When she arrived, the water was off and the pipes were at risk of freezing because they were not properly insulated, but she turned the water on. A utilities closet holds a tankless propane hot water heater and a four stage filtration system. Water passes through a large particle filter, then another filter, then a UV light that kills remaining bacteria. She pulls only from the well, though a permit for creek water was still in progress when she bought the place. There is also an electric panel for the washer and dryer.
General Tips for Buying Rural Property With Existing Buildings
These are general suggestions, not statements about her purchase.
- Ask about permits before you buy. Request records for every building, well and septic system, and ask the local authority whether anything is unpermitted.
- Hire an independent inspector. A professional can check plumbing, electrical work and structures that a seller may not mention.
- Get a real estate lawyer or agent involved. They can explain how unpermitted work could affect your purchase, insurance and future resale.
- Test the water. Have well water tested for bacteria and minerals, and keep the well cover secured.
- Winterize pipes. Insulation, heat tape and draining unused lines help prevent freezing in cold climates.
- Budget for the unexpected. Set aside money beyond the purchase price for repairs, permits and upgrades.
- Talk to neighbours. They often know local well depths, seasonal challenges and the history of the property.
Starting Over With Eyes Wide Open
This new owner has land, water, a septic system, a cabin and a clear plan to fix the bathroom problem. The stop work order is a real hurdle, but she is meeting it with inspections, patience and a budget minded approach. Her story is a helpful reminder that exciting properties can come with surprises, and that asking about permits early is one of the smartest steps any buyer can take.
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