For Quadra Island, Cortes Island & rural Vancouver Island buyers

Buying a home on Quadra Island or any rural Vancouver Island community comes with a unique charm — privacy, nature, and that easy coastal lifestyle. But it also comes with extra due-diligence. Island properties often rely on wells, septic systems, independent power setups, and may have road or access easements that don’t exist in urban neighbourhoods.

This pre-inspection guide walks you through the essentials so you can buy with confidence and avoid expensive surprises.

Why Pre-Inspections Matter on Island & Rural Listings

Rural properties don’t operate on city services. Before writing an offer — or during your subject removal period — checking the water, waste, power, and legal access can save you from major repair costs.

This guide covers:

• Septic Inspection BC (maintenance, repairs, lifespan)

• Well Testing Vancouver Island (quality & quantity)

• Rural Home Checklist (power, boundaries, easements)

• Tips specifically for Quadra Island, Cortes Island, Campbell River rural areas, and remote locations

1. Well Water: What to Check Before You Buy

✔ Water Quality Testing

Most island homes rely on drilled or shallow wells. It’s essential to run a full water test for:

• Bacteria (coliform, E. coli)

• Nitrates & nitrites

• Metals (iron, manganese)

• pH & hardness

• Turbidity

Ask for:

• Recent water test results

• Well logs (depth, flow rate, construction date)

• Treatment equipment info (UV, filters, softeners)

✔ Flow Rate & Recovery

Quadra Island and Cortes Island properties can vary dramatically — some have excellent 10+ GPM wells, others rely on low-yield systems with storage tanks.

Make sure you know:

• Gallons per minute (GPM)

• Recovery rate

• Whether storage tanks or booster pumps are needed

If results are borderline, a certified well contractor can advise on upgrades.

Please watch my YouTube Video about Water wells below:  

2. Septic System: The Most Important Rural Inspection

✔ Type of System

Common systems on Vancouver Island include:

• Conventional gravity

• Pressure distribution

• Mound systems

• Aerobic treatment units

✔ Get a Full Septic Inspection

A visual check is not enough. Ask for:

• Tank pump-out + internal inspection

• Camera scoping of lines

• Drain field condition assessment

• Permit records from Vancouver Island Health Authority

Red flags include:

• Wet or soggy patches above the field

• Large trees growing over the system

• Slow drains or odours inside the home

✔ Expected lifespan

Most systems last 25–40 years depending on soil conditions, maintenance, and usage.

3. Power: On-Grid, Off-Grid, and Backup Systems

Island living can mean creative power solutions, especially on remoter parts of Quadra or Cortes.

✔ On-Grid Homes

Confirm:

• BC Hydro connection

• Age of electrical panels and amperage 

• Evidence of aluminum wiring

• Generator plug-in availability

• EV charger compatibility

✔ Off-Grid or Hybrid Homes

These require special due-diligence:

• Solar array age & output

• Battery bank type and age (lithium vs lead-acid)

• Inverter condition

• Backup generators

• Fuel systems (propane, diesel, wood)

Ask for maintenance logs if possible — these systems are expensive to replace.

4. Easements, Access & Boundaries

Rural lots often include shared roads, driveways, or utility easements.

✔ Key documents to review

• Land Title records

• Registered easements (power lines, wells, shared driveways)- VERY IMPORTANT!

• Statutory right of ways

• Access agreements

✔ Why this matters

Unknown easements can affect:

• Where you can build

• Where you can park or fence

• Who can legally cross your property

• Future value and resale

Your agent (that’s where I come in!) can pull all the necessary title checks and explain what each item means.

5. Bonus: Rural Home Checklist for Buyers

Here’s what to confirm before subjects are removed:

🔎 Water

• Well log available

• Water test < 6 months old

• Pump age and type

• Flow test completed

🔎 Septic

• Last pump-out date

• Certified inspection

• Layout map & permit

• Drain field condition

🔎 Power

• BC Hydro or off-grid system

• Generator and transfer switch

• Electrical panel age

• Solar & battery specs (if applicable)

🔎 Property

• Lot boundaries confirmed

• Registered easements reviewed

• Road access year-round

• FireSmart risks checked

Final Thoughts: Buy Rural With Confidence

Island properties offer a lifestyle you can’t find anywhere else — ocean views, forest trails, privacy, and a tight-knit community. With the right prep work, buying rural can be a smooth, confident experience.

If you’re planning a move to:

• Quadra Island

• Cortes Island

• Campbell River rural areas

• Or anywhere on Vancouver Island

…I’d be happy to guide you through the entire well, septic, power, and access process.

Have questions or want to book a viewing?
I’m here to help — reach out anytime.

Vancouver Island has long been known as a destination for retirees, outdoor lovers, and lifestyle seekers — but the profile of people moving here is changing fast. As we head into 2025, new migration and economic data paints a clear picture: Vancouver Island is attracting younger families, remote workers, and inter-provincial buyers in record numbers, not just retirees.

If you’re thinking about moving to Vancouver Island, investing in regional real estate, or relocating specifically to areas like Campbell River, this migration shift directly affects pricing, housing demand, and long-term market stability.

Here’s a clear, data-backed breakdown of who’s moving to Vancouver Island in 2025 and why they’re choosing it.

Where Are Buyers Moving From?

1. Lower Mainland (Vancouver, Burnaby, Surrey & Fraser Valley)

The Lower Mainland remains the #1 source of new Vancouver Island residents. Many buyers are:

• Priced out of Metro Vancouver

• Seeking quieter communities

• Working remotely

• Downsizing from high-density living

For many, selling a condo or home in Greater Vancouver unlocks the ability to purchase a detached home on Vancouver Island with cash left over, especially in mid-Island and North Island communities.

This trend has been particularly strong since 2020 and continues into 2025 as housing affordability remains a major issue in Metro Vancouver.

2. Alberta Buyers (Calgary, Edmonton & Oil Patch Regions)

Alberta continues to supply a steady stream of buyers to Vancouver Island, especially:

• Semi-retired professionals

• Tradespeople

• Remote tech workers

• Snowbirds relocating full-time

Key motivations:

• Milder coastal climate

• Access to ocean recreation year-round

• Lower property taxes compared to some Alberta cities

• Lifestyle upgrade without major time-zone disruption

Many Alberta movers focus on Campbell River, Courtenay, Comox, and Nanaimo as they offer strong value relative to Southern Vancouver Island.

3. Inter-Provincial Migration Across Canada

Over the past decade, tens of thousands of people from Ontario, Saskatchewan, and the Prairies have relocated to Vancouver Island. While inter-provincial migration has softened slightly in the last year due to economic conditions, the long-term trend remains positive.

Buyers are motivated by:

• Climate stability

• Access to healthcare hubs

• Coastal lifestyle

• Retirement planning

• Investment diversification

4. European Buyers & International Movers

International migration continues to play a role — particularly from:

• United Kingdom

• Germany

• Netherlands

• France

Many are:

• Returning Canadians who previously lived abroad

• Lifestyle migrants seeking coastal living

• Retirees with long-term immigration status

International buyers are particularly drawn to:

• Ocean-view properties

• Acreage

• Rural lifestyle markets

• Eco-friendly homes

5. Remote Workers & Digital Professionals

One of the biggest drivers of Vancouver Island migration in 2025 is remote and hybrid work. High-income professionals in:

• Tech

• Marketing

• Finance

• Design

• Consulting

are no longer tied to physical offices. This allows them to choose lifestyle first — location second.

These buyers typically seek:

• Reliable high-speed internet

• Ocean access

• Hiking and outdoor recreation

• Larger homes with office space

This group is significantly impacting markets like Campbell River, where affordability, nature, and infrastructure intersect.

Who Is Actually Moving? (Age & Demographics)

Vancouver Island is no longer just a retirement destination.

Recent demographic data shows:

• A sharp increase in younger working-age adults

• A decline in strictly retiree-driven migration

• More families relocating with children

• More dual-income remote households

This change is extremely important for long-term real estate stability, because it:

• Increases demand for schools and family housing

• Supports local employment and services

• Creates healthier, multi-generational communities

Where Are They Moving on Vancouver Island?

Historically, most newcomers settled in:

• Victoria

• Saanich

• Nanaimo

Today, however, buyers are being pushed outward by affordability, and we are seeing strong growth in:

• Campbell River

• Courtenay & Comox Valley

• Cowichan Valley

• Smaller coastal and rural communities

For many buyers priced out of Victoria, Campbell River offers one of the best balances of affordability, infrastructure, and lifestyle on the Island.

What Are Buyers Looking For in 2025?

Based on purchase trends and buyer behavior, the most in-demand property types include:

• Single-family detached homes with yards

• 3–4 bedroom family homes

• Ocean-view properties

• Acreage and hobby farms

• Homes with legal suites for rental income

• Properties with home-office potential

There is also rising interest in:

• Energy-efficient construction

• Newer builds

• Low-maintenance properties

• Proximity to nature without sacrificing amenities

What This Means for Vancouver Island Real Estate in 2025 and beyond.

1. Continued Demand in Secondary Markets

As Victoria and Nanaimo remain expensive, mid-Island and North Island markets will continue to absorb overflow demand from buyers seeking relative affordability.

2. Strong Support for Long-Term Price Stability

Younger buyers entering the market help stabilize pricing long-term, rather than relying solely on retirement-driven demand.

3. Increased Competition for Family Housing

Detached homes in livable neighborhoods with schools, parks, and services will remain highly competitive.

4. Growing Rental Demand

With a mix of remote workers, trades, and service workers relocating, rental demand continues to intensify, especially in Campbell River and surrounding communities.

Why Campbell River Is Benefiting from This Migration Shift

Campbell River has quietly become one of the strongest relocation markets on Vancouver Island due to:

• More affordable pricing compared to southern markets

• Direct access to ocean, mountains, and outdoor recreation

• Expanding infrastructure and employment base

• Growing appeal to both families and remote workers

• Accessibility via air, highway, and ferry routes

For buyers who want Vancouver Island lifestyle without Victoria-level pricing, Campbell River is increasingly one of the top relocation choices.

Final Thoughts: What This Means for You as a Buyer or Seller

If you’re considering:

• Moving to Vancouver Island

• Relocating to Campbell River

• Selling a home to capitalize on incoming demand

• Investing in Vancouver Island real estate

The migration trends going into 2025 strongly support:

• Continued demand for family housing

• Strong interest from out-of-province buyers

• Rising impact from remote workers

• Growing opportunities in secondary and emerging markets

Understanding who is moving here and why is the key to making smart real-estate decisions in the years ahead.

Data Sources

If you would like to reference the original data behind this report, here are the main research sources used:

• Chartered Professional Accountants of British Columbia (CPABC) – BC Check-Up: Live Regional Population & Labour Market Reports

• Vancouver Island Economic Alliance (VIEA) – Migration & Demographic Analysis (2014–2023)

• Statistics Canada – Inter-Provincial & International Migration Data

• Global News – Demographic Shifts & Remote Work Trends on Vancouver Island

• CREA & BC Real Estate Association – Regional Housing & Buyer Migration Trends