Spring 2026 is heating up fast in the Discovery Islands. Inventory is still tight, good properties are moving quickly, and more buyers are crossing the ferry every week.

But island real estate is not the same as buying in Vancouver or Victoria. A beautiful view can hide expensive surprises: failing septic systems, low-yield wells, unpermitted additions, zoning restrictions, or insurance nightmares.

Asking the right questions before you write an offer is the single biggest thing you can do to protect your money and your peace of mind.

Here are the 10 most important questions I ask on behalf of every buyer I represent — and that you should ask too.

1. When was the septic system last inspected and pumped?

Most homes on Quadra and many in rural Campbell River are on private septic.

• Ask for the most recent inspection report (ideally within 12 months).

• If it’s older than 2–3 years, insist on a current inspection before removing subjects.

• Replacement cost: $25,000–$50,000 depending on type and soil conditions.

2. Has the well been flow-tested and water quality tested recently?

• Minimum reliable flow: 3 GPM (gallons per minute) sustained for most lenders.

• Request recent flow test results and potability report (bacteria, nitrates, arsenic).

• Drilling a new well or upgrading storage can easily cost $10,000–$25,000.

3. Are there any unpermitted additions, suites, or outbuildings?

Unpermitted work is very common in rural areas — decks, cabins, garages, secondary suites.

• Ask for copies of all building permits.

• Retroactive permits are possible but expensive and time-consuming.

4. What is the current zoning and can I add a secondary dwelling or suite?

Many lots are zoned for two dwellings (check Strathcona Regional District or Campbell River bylaws).

• Confirm whether a suite is already legal or would require rezoning/variance.

• Huge value-add potential in 2026 rental/income markets.

5. How reliable is ferry access and what happens during winter storms?

• Ask locals about actual wait times, cancellations, and overloads.

• If you commute to Campbell River or Courtenay, calculate real travel time.

• Consider backup plans (boat, floatplane, extended stays).

6. What are the current home insurance costs and any known restrictions?

• Ask if the property has flood/fire/wildfire risk notations.

• Insurance companies may need a WETT certification for your wood stove. 

• Get quotes before removing subjects — some insurers won’t cover older homes or high-risk zones.

7. How reliable is internet, cell service, and power in this specific location?

• Starlink is now common, but not everywhere.

• Ask about actual upload/download speeds and outages.

• Power reliability varies — many buyers add generators after the first winter storm.

8. Are there any neighbour disputes, easements, or community issues I should know about?

Fences, driveways, water rights, shared roads, barking dogs, short-term rentals next door.

• A quick chat with neighbours can reveal a lot.

9. What are the most recent comparable sales and is the asking price justified?

• Ask for sold comps within the last 6–12 months (not just active listings).

• Local agents have access to detailed VIREB data — use it.

10. What is the realistic closing timeline and moving logistics?

• Ferry schedule during peak hours and busy tourist season for movers can fill up fast.

• Ask about utility transfer timelines and any seasonal restrictions.

Bonus: My Personal Top 3 Questions I Always Ask for Clients

1. “Can you show me the last three years of utility bills?”

2. “Have there been any insurance claims in the last 5 years?”

3. “Would the seller be open to a longer subject removal period for inspections?”

Download Your Free “10 Questions Checklist” PDF

I’ve put all 10 questions (plus bonus notes and space for your answers) into a simple printable PDF.

Download Free Checklist → (Form: Name + Email → instant download)

Ready to Ask These Questions With Confidence?

You don’t have to figure this out alone. I ask these exact questions (and many more) for every buyer I represent — and I know exactly who to call for inspections, quotes, and answers.

If you’re seriously considering a property on Quadra Island or in Campbell River in 2026, let’s talk.

Call/text me anytime: 604-787-4594 Email: contact@romansellshomes.ca

I’m here to help you buy smarter — not just buy faster.

— Roman Krzaczek REALTOR® | Quadra Island Resident

Thinking about buying your first home on Quadra Island or in Campbell River? You’re not alone — more people than ever are making the move to the Discovery Islands in 2026. But island real estate is very different from buying in the city.

From ferry schedules and septic systems to wells, zoning, and insurance, there are extra steps that can make or break your purchase. That’s why I created this complete first-time buyer checklist based on what I’ve seen help (and sometimes hurt) my clients over the past years as a local REALTOR® on Quadra Island.

Follow these 7 steps and you’ll buy with confidence — and avoid expensive surprises.

1. Understand Island Life Before You Start Looking

Before you fall in love with a waterfront view, make sure island living is right for you.

• Research ferry schedules and winter reliability

• Visit multiple times in different seasons (especially in February/March)

• Talk to locals about power outages, internet (Starlink is common), and grocery runs

• Consider your work-from-home setup — cell service and high-speed options vary by area

Pro Tip: Spend a weekend on Quadra or in Campbell River before making offers. Many buyers skip this and regret it later. I have written a few blog posts about this, Is Island Life Right for you?- and have also recorded a YouTube video to show you Winter on Quadra Island.

2. Get Pre-Approved & Understand Island Financing

Banks treat island properties differently.

• Get a mortgage pre-approval specifically for rural/ island properties

• Expect stricter lending rules for homes with septic systems or wells

• Factor in higher insurance costs (especially waterfront or older homes)

• Budget for closing costs that are often 2–3% higher than in urban areas

Work with a lender who has experience with Discovery Islands properties. Sometimes the best lender is the local Coastal Credit Union - they understand the local market and the intricate issues facing home owners in the area. 

3. Know What to Look For During Viewings

When you tour properties, don’t just focus on the view.

Must-ask questions:

• When was the last septic inspection and pump?

• Has the well been flow-tested? (Minimum 3 GPM recommended)

• Are there any unpermitted additions or buildings?

• What’s the zoning — can you add a suite or secondary dwelling?

• Any history of flooding or erosion (especially waterfront)?

4. Budget for the Hidden Rural Costs

Island living has extra expenses city buyers often miss:

• Septic system replacement: $25,000 – $45,000

• Well upgrades or new drilling: $8,000 – $15,000+

• Higher home insurance (especially post-2024 wildfire and flood changes)

• Annual ferry costs if commuting 

• Snow removal and generator backup (many areas lose power in winter storms)

Build these into your budget from day one.

5. Always Do a Thorough Pre-Purchase Inspection

Never skip this on Quadra or Campbell River.

Insist on:

• Full septic inspection (Type 1, 2 or 3)

• Well flow and water quality test

• Structural, roof, and electrical inspection

• WETT inspection of the wood stove

I always recommend inspectors who live locally and understand island properties.

6. Make a Strong Offer in a Low-Inventory Market

2026 is still a seller’s market in many areas.

• Be ready with a clean offer (subjects removed quickly)

• Include a strong deposit if possible

• Consider including a home inspection contingency (very common here)

• Work with a local agent who knows current comparable sales

7. Plan Your Move & Closing

Once you’re under contract:

• Book the moving van and double check the weather conditions days before. Hope for no ferry cancellations. 

• Arrange utilities transfer early (BC Hydro, Propane, Internet)

• Line up local services (septic pumping, well maintenance, firewood)

• Update your insurance the day you take possession

Ready to Take the Next Step?

Buying your first home on Quadra Island or in Campbell River is exciting — but it doesn’t have to be stressful. I’ve helped dozens of first-time buyers make the move successfully, and I’d love to help you too.

Call or text me anytime at 604-787-4594 or email contact@romansellshomes.ca

Even if you’re just starting to explore, I’m happy to answer questions with no pressure.

Let’s find your perfect island home in 2026.

— Roman Krzaczek REALTOR® | Quadra Island Resident

As we head into late February 2026, the Vancouver Island winter is finally starting to lift, and the highly anticipated spring real estate market is just around the corner. Spring has historically been the busiest and most lucrative time to sell a home in Campbell River and the Discovery Islands.

However, with more inventory hitting the market, buyers have choices. The buyers flocking to our area—many of whom are escaping "City Fatigue" from the Lower Mainland or Victoria—are looking for move-in-ready homes that capture that idyllic coastal lifestyle.

If you want to stand out, command top dollar, and sell quickly, preparation is everything. Here is your ultimate, step-by-step checklist to get your property ready for the Spring 2026 market.

1. Conquer Coastal Curb Appeal

After a long, wet West Coast winter, the exterior of your home probably needs a little love. Buyers make their first impression within seconds of pulling into your driveway.

• Banish the Moss: Power wash your driveway, walkways, and siding. Pay special attention to moss on the roof—buyers (and their inspectors) will immediately flag a mossy roof as a potential leak hazard.

• Clear the Gutters: Make sure all winter debris, pine needles, and leaves are cleared out so spring showers drain properly.

• Spruce Up the Landscaping: Prune back overgrown bushes, clear dead branches, and lay down fresh mulch or bark in your garden beds. A tidy yard tells buyers the home is well-cared for.

• Create a Welcoming Entry: A fresh coat of paint on the front door, a new welcome mat, and a potted spring plant go a long way in making a house feel like a home.

2. Declutter and Depersonalize

Buyers coming from Vancouver or Victoria are moving here for space and breathing room. Make sure your home actually shows them that space!

• Pack Up the Winter Gear: Put away the heavy coats, muddy Blundstones, and bulky winter gear cluttering up the mudroom or entryway.

• Clear the Counters: In the kitchen and bathrooms, clear off 80% of what is on your counters.

• Depersonalize: Take down large family portraits and highly specific decor. You want buyers to picture their family living in the home, not feel like they are intruding on yours.

• Rent a Storage Unit: If your garage is packed to the rafters, consider renting a temporary storage unit in town. A spacious, clean garage is a major selling point for buyers with boats, ATVs, or outdoor hobbies.

3. Tackle the "Island Specific" Maintenance

Living in Campbell River or on Quadra Island comes with unique home features that mainlanders might not be used to. Getting ahead of these maintenance items will save you major headaches during the inspection phase.

• Service the Heat Pump or Wood Stove: Have your HVAC system professionally serviced. If you have a wood stove, get the chimney swept and ensure you have a valid WETT (Wood Energy Technology Transfer) inspection certificate.

• Check Windows and Seals: Winter coastal storms can be tough on weather stripping. Check for drafts or condensation between window panes and replace seals where necessary.

• Pump the Septic & Check the Well (If Applicable): If your Quadra or rural Campbell River property is on a septic system or private well, get the septic pumped and have your water tested. Having clean records ready to hand to a buyer builds immense trust.

4. Let the Light In (Deep Clean & Stage)

We have some of the most beautiful ocean, mountain, and forest views in the world. Make sure your home highlights them.

• Wash the Windows: Inside and out. Let the spring sunshine and those Discovery Passage views pour in.

• Professional Deep Clean: Hire a professional cleaning service to tackle the baseboards, window tracks, appliances, and bathrooms. A sparkling home signals to buyers that the property has been meticulously maintained.

• Neutralize Odors: We all go "noseblind" to our own homes. Have carpets professionally cleaned to remove any lingering pet odors or damp winter smells.

5. Gather Your Paperwork

A smooth transaction starts with being organized. Start gathering these documents now so we aren't scrambling when an offer comes in:

• Property surveys or lot plans.

• WETT certificates for fireplaces.

• Receipts and warranties for recent upgrades (e.g., a new roof, hot water tank, or heat pump).

• Well logs and septic maintenance records.

• Your latest property tax assessment.

Ready to Make a Move This Spring?

The Spring 2026 market is shaping up to be dynamic, and positioning your home correctly from day one is the key to success. You don't have to navigate this alone.

Whether you are in Willow Point, Quathiaski Cove, or anywhere in between, I am here to help you strategize. Contact me today at 604-787-4594 or email contact@romansellshomes.ca for a free, no-obligation home evaluation. Let's find out exactly what your property is worth in today's market and get it sold!