Break up has arrived in the British Columbia Interior, and right now is one of the best times to strap on pair of snowshoes or rubber boots and go make trails around the recreational or rural properties you are interested in owning.
Walking property during the transition between winter and spring will give you valuable insight into how the geography changes with winter snow accumulation, and more importantly how well the geography deals with snow melt and runoff water. Characteristics you need to know about before you invest in or plan the location of driveways, dwellings, gardens, and outbuildings.
You will learn what the property and dwellings look like with a winter's worth of accumulated snow, ice build-up, and repeated freeze and melt. It will give you a better idea of how well-built structures are to handle the annual seasonal changes, and how much snow you can expect when you are the owner, especially if you are planning to live there on a year-round basis.
Most importantly, an early spring property tour can show you the path that run-off water takes as it melts, and if there are areas that show flooding risks. The ground is still frozen when the melt begins and water is always seeking a downhill path before it can be soaked up by the thawing ground.
You will want to examine the land around and downhill from streams, creeks, rivers, and springs.
Waterfront issues
Take note of any low-lying areas that will pool water. Even though you may want to build close to the edge of a waterfront feature, one above-average snowfall winter followed by a rainy wet spring can drastically change a lake level or tributary path causing a flood that will erode soil and trees. Waterfront property owners have land rights to the high water or high bank mark, but mother nature knows no boundaries and the most unsuspecting trickle of a creek in mid-summer can become a raging torrent during spring runoff.
Start your observations on your drive there, gauge the height of the snowbanks along the roadway, and take good stock of the condition of the road itself. If you are planning to drive it regularly after you move, you may need to rethink the type of vehicle that you drive and your allotted commute time. An all-wheel drive SUV can handle most winter roads, but if the property is remote and the road is narrow, will become icy or muddy with inclines and deep ditches you may want to have a four-wheel drive pick-up or equivalent with a winch, a chainsaw, or even your own truck mounted plow. Snow removal and access are a big part of living in rural and remote settings. Self-sufficient residents don’t depend on municipal plow trucks or graders that can take days to get to their location every time it snows or a tree falls across the road.
Check with local works yard
When you are considering a rural or remote location you can confirm if the road to the property line is plowed in winter by contacting the local Ministry of Transportation Municipal Works Yard. The last time I called for this information, I was referred directly to the grader operator who plowed that road, and he was able to relay that no, he only plowed just past the neighbouring ranch and there was no winter access to the address I was inquiring about.
If you plan to create a full-time residence beyond where the hydro ends you can request to have the road plowed to your address through the local regional district. In some circumstances they can accommodate. If not, owners must have their own equipment to clear the road to meet the municipal plow boundary. Currently, the 3A Group has a remote 145-acre waterfront listing at Donna Lake that is being sold with its own five-ton plow/sand truck to clear the private access roads.
Once you arrive at your destination take note of the driveway onto the property. Does it have adequate width for turning with a trailer or large vehicle? Check the ditch depth and culvert to make sure it's not eroded and overgrown or rusted out. Examine the driveway: is it narrowed by snowbanks? is it muddy and rutted? does it wind through trees? is it on a steep grade slope up or down? A long, steep driveway on an incline can create safety challenges over winter when packed snow turns to compact ice with use. Driveways should be wide enough to allow for snowbanks and graded and gravelled to allow water to run off without eroding it. You can tell by the condition of the driveway in early spring what type of machinery you will need onsite to keep it passable and safe year-round.
Inspect the roofs
When inspecting dwellings take note of the roof. The roof pitch, and slope direction, will let you know what side of the building snow is shed onto. Metal roofs at steeper pitches will shed snow that will turn to hard ice by spring, while asphalt shingle roofs will accumulate snow and may have to be cleared by hand several times in winter, depending on the age and structure of the dwelling.
Check for frozen gutters and downspouts or any ice dams at the edge of the roof adjoining them, since they can be an indicator of unseen water damage. Roof run-off must be directed far enough away from a dwelling, especially if there is an in-ground foundation. Inspect for pooling water, saturated soil or muddy areas around the end of downspouts or anywhere around a structure's foundation or the immediate vicinity.
In addition, you will be able to determine if a dwelling has a southern exposure, or in the case of raw land, you will be able to determine if the land has a suitable build site. A southern exposure increases sunlight received by south-facing land, walls, windows, and other relevant entities. It is important to know where the low winter sun shines and where dark cold shadows linger during the afternoon from large trees, forested areas, or mountains.
Sun hours and exposures are increasingly important for the use of solar power. Homesteaders and ranchers seek out east-west valleys with a large southern exposure that gave the most sunshine hours and the best winter sun angle. They also use the natural process of gravity-fed spring runoff water to feed ponds or swales for continual watering of forage and cropland.
Floodplain maps available
Long-term weather patterns are cyclical just like the real estate market, and, even if there hasn’t been a recent flood in the neighbourhood or area you are viewing, it doesn’t mean that one has never happened. It is advised to check the historical floodplain maps available on the B.C. provincial website.
Furthermore, there are online resources for land owners and buyers at the B.C. River Forecast Centre which reports snow survey and water supply bulletins that tell you what percentage the snowpack is at in your region and if any rivers or streams are flagged with a high flow advisory.
So, what are you waiting for? The air is warming and the snow is melting. This is the time to ensure you get to see all that you should in order to make an informed decision about an Interior or northern property purchase.
You won't know unless you go.
- Freddy Marks and Linda Marks are partners in 3A®Group RE/MAX Nyda Realty, Agassiz, B.C. and specialists in rural and recreational property in British Columbia.
