Choosing a real estate agent is one of the most important decisions you will make when buying or selling a home. I have been a real estate agent since 2014, initially working in the fast-paced Vancouver market before moving to Quadra Island in 2020. I now proudly serve Campbell River and specifically Quadra Island, British Columbia. Do I really Need a Real Estate Agent?

Over the years, I have learned that real estate is not just about properties; it is about people. It is a relationship built entirely on trust, and that trust has to go both ways. Unfortunately, there is still a lingering stigma that real estate agents are just out to take advantage of people. While my intentions are always strictly professional and I have a fiduciary duty to do what is best for my clients, the reality is that the public doesn't always understand how deeply a good agent cares.

To help you cut through the noise and find someone who will truly champion your best interests, here are the vital questions you need to ask before hiring an agent. What Should You Expect from Your Real Estate Agent.

Can You Provide Specific References and Examples of How You Help Clients?

Do not just ask an agent how long they have been in the business. Ask them to prove their value through the experiences of their past clients. You should ask for references and point-blank request specific examples of what they did to help others in situations similar to yours. 

I work frequently with elderly clients who are navigating incredibly difficult life transitions. For instance, I often help widows who are trying to figure out their next steps after losing their husband. In these situations, I step in as a guide, acting much like a close family member would. You need to know if the agent you are interviewing has the patience required to guide you through stressful times. A quick look at their Google reviews or a conversation with a past client will tell you if they actually walk the walk.

Are You a High-Volume Agent, or Will You Take the Time to Listen?

You need to know if you are just another number on a whiteboard, or if you are going to receive personalized care. Ask the agent if they are transaction-based or relationship-based.

A high-volume agent might simply pass you off to their assistants or rush you through the process. A dedicated, relationship-focused agent will spend the time to visit with you, sit down, and genuinely listen to your needs. They will treat you like a friend or family member, prioritizing your well-being over a quick commission check.

Will You Patiently Explain All the Forms and Processes?

Real estate transactions are dense with legal jargon, contracts, and strict timelines. If you are not an expert in the field, it is easy to feel overwhelmed.

Ask your prospective agent if they are willing to sit down and explain every single form and process to you before you sign anything. You want an agent who will take the time to ensure you fully understand what is happening at every stage of the journey. Patience is a non-negotiable trait in a good agent, and their willingness to educate you is a strong indicator of how they will handle the rest of the transaction.

How Familiar Are You With Local Hidden Issues and Bylaws?

Real estate is hyper-local. Moving from Vancouver to Quadra Island showed me exactly how much market dynamics can shift. Ask your agent to explain the specific challenges, quirks, and risks of the local area.

For example, Quadra Island does not have the same strict bylaw enforcement as a major city. The rules are much looser. Because of this, it is incredibly common to find properties with no permits of any kind, or neglected septic systems that desperately need maintenance or updating. (I have actually written extensively about this, and you can read more in my other blog posts). If your agent does not know to look for these island-specific or rural hurdles, you could be setting yourself up for a massive financial burden down the road.

How Do We Ensure Complete Mutual Transparency?

As an agent, I have a fiduciary duty to do what is best for my clients, but I can only do that if my clients are fully honest with me. Trust is a two-way street. You should have a frank conversation with your potential agent about expectations and transparency.

I have had wonderful clients who were completely transparent about their intentions and disclosed everything they knew about their property. But I have also faced situations where sellers intentionally withheld information—like a septic system lacking permits—or failed to tell me they were only using me to find out what their house was worth.

I once took on a listing where the sellers solely used me as leverage against their previous agent. I spent a significant amount of money, time, and effort marketing their property. I even brought them a solid offer. Instead of accepting it, they abruptly canceled my contract, took my hard work, went back to their original agent, and sold the home for a similar price as the offer I brought them. They ruthlessly used me and disposed of me, and I didn’t even see that coming.

Experiences like that make it hard to trust people when meeting them for the first time. That is why having a direct conversation about honesty from day one is so critical. Ask your agent how they handle tough truths, and commit to being just as transparent with them in return. When both agent and client communicate openly and treat each other with respect, the process is infinitely smoother, safer, and more successful. If you’d like to set up an appointment to meet me in person to discuss your sale, go to my website and contact me directly. 

It's one of the most common questions people have when buying or selling a home, and most people are too uncomfortable to actually ask it out loud. So let's talk about it honestly.

The short answer is: technically, yes. Commission is always negotiable. But before you go into that conversation, you need to understand what you're actually negotiating — and what you might be giving up when you do.
Do I even Need a Real Estate Agent?

What Most People Don't See Behind the Commission Cheque

I've been a licensed real estate agent since 2014. I started in Vancouver and have spent the last several years specializing in rural properties, oceanfront homes, and detached houses in Campbell River and Quadra Island. In that time, I've had the commission conversation more times than I can count, and I always approach it the same way: with honesty.

Here's what the public rarely sees.

When a home sells and a commission is paid, let's say it's $40,000 on a transaction. That sounds like a lot of money. But that commission is split between two agents — the listing agent and the buyer's agent. So now we're at $20,000 each. From that, my brokerage takes their cut, which can range from a flat deal fee to as much as 40% depending on the agent's agreement. Then there are the expenses I've already paid out of pocket for that listing: professional photography, marketing materials, advertising, open house costs, and in my case, ferry expenses traveling to and from Quadra Island. Easily $1,500 to $2,000 or more per listing, sometimes significantly higher.

On top of that, every two years I pay roughly $2,000 just to renew my license. There's mandatory continuing education. Real estate board fees. Website subscriptions. Advertising platforms. As a self-employed business owner, none of these costs disappear between transactions — and I don't get paid for showings, phone calls, open houses, research, or any of the dozens of hours that go into a listing before it ever sells. I only get paid when the keys change hands.

When you look at it that way, the commission cheque starts to look a lot different.

My Honest Opinion on Reducing Commission

I don't like reducing my commission. I'm not going to dress that up. I feel that my rates are fair — and honestly, sometimes I feel they're too low given everything that goes into a transaction.

Every deal is different. Some listings move quickly with minimal complications. Others require multiple rounds of photography, constant showings, extensive negotiations, and months of effort. The "easy" ones help balance out the difficult ones, but that's only true if I'm being compensated fairly across the board.

I have given discounts in the past. In almost every single case, I regretted it.

The "Easy Deal" That Wasn't

A few years ago, I got a call from someone who wanted me to write an offer on a property. They framed it as simple — just fill out the paperwork, reduced commission, quick day's work. I had a slow day ahead of me and agreed.

What followed was three days of stress. We ended up in a multiple offer situation. I hadn't seen the property. I didn't know what I was truly helping this person buy. That matters more than people realize, because I bring a lot to a property viewing — I spent years in the construction industry before real estate, I've attended countless inspections, and I can anticipate problems that most people would walk right past. When I haven't seen a home, I can't bring my full value to the table. I can't truly represent my client the way I'm supposed to.

I have a fiduciary duty to every client. That means I'm legally and ethically obligated to act in their best interest. When I'm brought in at the last minute at a reduced rate, that duty becomes harder to fulfill — and I don't take that lightly.

I did not feel good about that transaction. Not because of the money, but because I couldn't do my best work.

The Listing That Cost Me Everything

The other story I share when this topic comes up is harder to tell.

I took on a listing that turned out to be very difficult to sell. I did multiple open houses. I paid for professional photography twice — the first set wasn't capturing the property the way it needed to be captured. I made numerous trips, covered my own expenses, spent countless hours showing the property to potential buyers. After all of that, the seller decided not to renew with me and listed with another agent.

That agent sold the property. To a buyer I had already shown it to.

I received nothing. I actually came out at a loss.

That's the risk agents carry that nobody talks about. When you ask an agent to cut their commission, you're asking them to take on the same risk for less reward. And the risk is very real.

What You're Actually Getting When You Hire Me

When I list your home, here's what I bring to the table:

• Listing on Realtor.ca, REW.ca, local newspaper, my personal website, and social media

• YouTube marketing and targeted online advertising

• Agent open houses to get your property in front of other professionals first

• Public open houses

• Active networking within the local agent community to highlight your listing

• Accurate, strategic pricing — which I believe is the single most important factor in a successful sale

That last point deserves more attention. If your home isn't getting showings in the first two weekends after listing, the price is too high. If there's no offer within a month, same answer. Pricing accurately in today's market — with a lot of inventory and fewer active buyers — is genuinely difficult, and getting it right from the start is what separates a smooth sale from a long, painful one.

Beyond the marketing, I show my own listings to potential buyer's agents before they bring their clients through. I help gather information, get quotes, and make sure buyers have what they need to feel confident about a purchase. My goal in every transaction is a win-win: the seller walks away satisfied with their result in the shortest possible time, and the buyer understands what they bought and knows they got good value.

Why the Local Market Is Different

Campbell River and Quadra Island are not Vancouver. This is a small market with fewer transactions, less competition, and unique logistical realities — including ferry travel, rural property considerations, and a tighter community of agents and buyers. How to find the right real estate agent for you.

Fewer transactions means fewer chances to make up for a deal that goes sideways. The risks are the same as in any market, but the safety net is smaller. I'm not cutting corners on due diligence or documentation because there's less margin for error, not more.

I follow the rules. I don't take shortcuts. And I don't offer discounts, because I know what I bring to the table and I know what it costs me to bring it.

What You're Really Asking When You Ask for a Discount

When a seller asks me to reduce my commission, what they're often really saying is: "Convince me you're worth it."

And I'm happy to have that conversation. I'll come to your home in person. I'll show up to sign documents at 11pm if that's what the situation calls for. I will be there — not my assistant, not a partner, not someone from my office covering for me. Me. Every time.

I ask myself the same questions with every transaction: Would I sell this house to my parents? Would I buy this property for my siblings or my son? That's my moral compass. That's how I treat every client — like family.

So can you negotiate real estate commission? Yes. But I'd encourage you to first ask a better question: Am I working with someone who has earned it? What Should You Expect from Your Real Estate Agent.

If you're buying or selling in Campbell River or Quadra Island and want to talk about what that process actually looks like, I'd love to connect.

Moving from the fast-paced Vancouver market to a rural community like Quadra Island or the surrounding Campbell River area is a massive life shift. When you are looking for a property out here, you aren't just buying a house; you are investing in a completely different lifestyle, infrastructure, and community.

Because the stakes are so high, finding the right real estate agent to guide you is critical. Unfortunately, many city buyers make their first major mistake before they even step foot inside a rural property: they look for the wrong qualifications in an agent. How to find the right real estate agent. 

The Myth of the "Born and Raised" Local Expert

The biggest mistake city buyers make is choosing an agent simply because they were "born and raised" in the community. It sounds like an authority figure, right? They know everyone, they know the local gossip, and they can tell you who used to live in a house thirty years ago.

But knowing local gossip does not make someone a real estate expert, and it certainly does not guarantee they will provide good service.

Our job as realtors is to provide a strict fiduciary duty to our clients. That means putting your financial and legal interests above everything else. It requires an agent who bases their opinions on facts, not assumptions, useless info, or neighborhood speculation. When you are buying rural real estate, you need technical competence and a commitment to data, not just someone who is popular in town. Do I Really Need a Real Estate Agent?

Why Rural Properties Require a Fact-Based Approach

Rural real estate is a completely different beast than city real estate. In the city, you turn on the tap and water comes out; you flush the toilet and it goes into the city sewer system. In rural areas near Campbell River, you are dealing with independent systems like wells and septics. This is where relying on assumptions instead of facts can cost you tens of thousands of dollars. Top 10 Questions Every Quadra Island Buyer Must Ask Before Making an Offer in 2026

My background before becoming a realtor in 2014 was in the construction industry. Working different hands-on construction jobs gave me a solid foundation of common sense and an educated perspective on how homes are built and how they age. Later, working in construction sales taught me how to truly listen to customers and understand their needs. When I moved from Vancouver to Quadra Island in 2020, I had to learn the complexities of rural properties fast, and my construction background allowed me to look past the surface cosmetics of a house.

To show you why fact-checking matters, I recently had a buyer client ask a listing agent for information about a rural property. The listing agent passed along casual assumptions from the seller, stating that the current owner "didn't have any issues with well water."

My client received a copy of the original water well drilling report from 1978, which stated the well produced 25 gallons per minute (GPM)—an excellent flow rate. However, because I don't rely on assumptions, we hired the proper professional to test the system. We discovered that the original report was likely a typo; the actual flow was closer to 2.5 GPM, not 25 GPM. If we hadn't verified that information with a professional, my buyer would have purchased the home, moved in, and eventually run out of water. Verifying the facts saved her from a massive headache and a devastating financial mistake.

Crucial Questions to Ask During Your Initial Interview

When you are looking for a truly competent, fact-based professional, you need to interview them. Don't be afraid to ask direct questions to figure out where their loyalties lie. Here is what you should be asking:

• Who do you truly work for? Ensure they are fully committed to your side of the transaction and understand agency relationships.

• Do you have any conflicts of interest regarding this property? Have they listed or sold this specific house in the past?

• Are you going to work with the person you hired or their assistants/ partners?

• Are they applying any pressure? Pay close attention to how they communicate.

If you feel rushed at any point during your interactions with an agent, slow down and reassess. Buying anything when you feel rushed is never a good idea. When you are spending a significant amount of money on real estate, feeling pressured is a major red flag that should instantly alert you.

How to Find and Screen Agents

The best way to find the right fit is to narrow your options down and interview three agents in person. Meeting someone face-to-face will give you significantly more insight into who they are than a text message or a phone call ever could.

To start your search, a simple Google Maps search will show you the active agents in the Campbell River and Quadra Island area. Read through their Google reviews, check out their social media posts, and see if they have a YouTube channel. This will give you a sense of their professionalism, how they market properties, and how they communicate.

Once you have a shortlist, arrange a 15-minute coffee meeting with each of them. A quick, casual conversation will tell you volumes about a person's character. Competence is not just about numbers and statistics; it is also about how a person makes you feel. Trust your gut and use your judgment. You want to walk away from that coffee meeting knowing, without a doubt, that this is someone who has your best interests at heart. 

If you're buying a home in Campbell River or on Quadra Island, there's a good chance you're coming from somewhere bigger — Vancouver, Nanaimo, Victoria, or even out of province. If you're selling, you're probably local, with deep roots in this community and a property that means something to you. Either way, you're trusting a near-stranger to guide you through one of the biggest financial decisions of your life.

So what should you actually expect from that person? Not the marketing version. The real one.

I've thought about this a lot, because I think most people walk into a real estate relationship with the wrong expectations — set by TV shows, by agents who over-promise, or by nothing at all. Here's what I believe you're entitled to.

Treated Like Family, Not a Transaction

I treat my clients the way I'd want to be treated if our roles were reversed. That's not a slogan for me — it's shown up in some very unglamorous ways. I've visited clients in the hospital. I've spent hours making sure a buyer fully understands what they're actually purchasing, well past the point where a lot of agents would have called it done.

For sellers, that same philosophy means making the process as easy as possible on you. Selling a home is stressful enough without your agent adding friction. I communicate often, I check my ego at the door, and I cooperate with other agents and their clients rather than treating every transaction like a battle to be won.

A Realtor Who Does the Homework

Anyone can unlock a door and write up an offer. That's not what you're paying for. You're paying for judgment, and judgment only comes from doing the work.

Pricing and Timing Win Deals

In my experience, pricing and timing are the two most important factors in a successful sale. When a seller trusts my pricing strategy instead of anchoring to a number they wish were true, we sell faster and with less drama. The market on Vancouver Island shifts often, and what worked three months ago doesn't always work today.

Weekly Market Research

I spend a real amount of time every week tracking what's happening in the broader economy and in our local market specifically. Interest rates, inventory, buyer demand — it all moves, and an agent who isn't paying attention week to week is giving you stale advice dressed up as current advice.

Inspections Aren't Optional

I insist that my clients have full information before they make decisions. That means well inspections, septic inspections, and full house inspections — not because they're a formality, but because they protect you. I'd rather a client know about a problem now than discover it after possession.

Seeing Properties In Person

I like to actually walk a property, not just process the paperwork from behind a desk. You learn things standing in a home or on a piece of rural land that you simply cannot learn from photos and a listing description.

Strategic Thinking, Not Just Paperwork

A good agent isn't just executing tasks — they're anticipating what could go wrong before it happens. I spend a lot of energy trying to find the negatives in a deal ahead of time: the thing that could derail financing, the clause that could cause a dispute, the timeline that's too tight. Being prepared in advance beats scrambling under pressure every time. That's strategy, and it's a core part of what you should expect from your agent — not just someone who reacts well, but someone who plans ahead.

What I Ask of My Sellers

Expectations go both ways, and I'm upfront about what I need from sellers to get the best outcome.

Let's work as a team to compile as much information as possible for potential buyers. In some cases, a pre-listing home inspection is genuinely worth the cost — it removes uncertainty and builds buyer confidence. And if you already know there are issues with the property, my advice is usually to get them fixed before we list, rather than negotiate around them later.

Underneath all of it is a simple belief: genuinely caring about my clients is what gets the results we're all after. It's not a soft add-on to the strategy. It is the strategy. How Much Does a Real Estate Agent Cost? 

What I Ask of My Buyers

If you like a house, don't pretend you don't. I see a lot of buyers play games — acting indifferent, holding back, trying to gain leverage through silence. It rarely works the way people think it will. If you like a house, let's talk about putting in an offer.

Sometimes it makes sense to do inspections and due diligence before writing an offer at all, depending on the property and the market conditions. Working closely with your agent and being transparent goes a long way, which is exactly why it matters to work with someone you actually trust.

Share your concerns, your intentions, and your limitations up front. Tell me if you're seriously ready to buy, or if you're just starting to look around. Both are completely valid — but knowing which one you are helps me actually help you. I have prepared a pre-inspection checklist that is a good tool for my buyers.

Communication Is the Foundation

Everything above comes back to one thing: communication. Starting the relationship from the understanding that we're on the same team changes how the entire process unfolds. You're not negotiating against your agent. You're not guessing what they're thinking. You're working alongside someone who has your outcome in mind from day one.

My Fiduciary Duty to You

This part isn't opinion — it's the rulebook, and I take it seriously. Agents have a fiduciary duty to act in their client's best interest. We're required to keep client information confidential, even after the transaction has closed. And we're required to disclose all material information about a property to our clients. These aren't nice-to-haves. They're the foundation of what you should be able to expect from any licensed agent, full stop.

Forget "Location, Location, Location" — Think "Timing, Timing, Timing"

Here's where I'll push back on conventional real estate wisdom. "Location, location, location" gets repeated by agents almost on autopilot, like it explains everything. I don't think it does — not anymore, and maybe not ever, at least not on its own.

In my experience, timing matters more. The same property, the same location, can sell in days or sit for months depending on when it hits the market, how it's priced relative to that moment, and how the broader economy is behaving that week. Location is fixed. Timing is something a skilled agent actually helps you manage. If I had to pick three words to describe what actually drives a successful sale, they'd be timing, communication, and goals — not a real estate cliché that's been recycled for decades.

The Bottom Line: What You Should Actually Expect

Whether you're a buyer relocating from Vancouver or Victoria, or a seller who's lived in Campbell River or on Quadra Island for years, here's what I believe you're owed from your agent:

• Genuine care, not a transactional relationship

• Weekly attention to market and economic conditions, not stale advice

• Insistence on inspections and full information, not assumptions

• Strategic anticipation of problems, not reaction after the fact

• Honest, ego-free communication from start to finish

• Strict adherence to fiduciary duty, including confidentiality that doesn't expire at closing

That's the standard I hold myself to, and it's the standard I think every buyer and seller in this market deserves to expect. 

I’m here to help 

One of the most common questions I get from people thinking about buying or selling on Quadra Island or in Campbell River is: “How much does a real estate agent actually cost?”

It’s a fair and important question. In a place like Quadra Island, where properties can be unique, rural, and sometimes complicated, you want to know exactly what you’re paying for. What Should You Expect from Your Real Estate Agent?

Here is my honest answer as a full-time REALTOR® who has lived on Quadra Island since 2020. I tried to cover as many questions as possible in my Frequently Asked Questions page, which I encourage you to visit.

My Standard Commission for Sellers

There are NO industry standards and every real estate agent is an independent contractor. For most residential properties on Quadra Island and in the Campbell River area, my commission rate is:

7% on the first $100,000 + 3% on the balance.

For example:

• A $600,000 home would total $22,000 in commission (plus GST)

• A $1,200,000 waterfront property would total $40,000 in commission (plus GST)

This full-service rate includes professional photography, drone videos, floor plans, marketing, showings, negotiations, paperwork, and full support through to completion. Please remember that this commission is split between the 2 agents, the listing agent and the selling agent.

I Offer Flexibility

Every property and situation is different. I frequently adjust my commission based on the actual work involved. For business or commercial sales, I usually charge 10% or $10,000, whichever is greater.

I don’t believe in a rigid one-size-fits-all approach. My goal is always a fair agreement that reflects the real effort required. If I need to hire a professional marketing company for photos, videos, or floor plans, or if I must travel to remote locations for showings, those costs are factored in.

How Buyer Representation Works

In most cases, the seller’s agent offers compensation to the buyer’s agent. This is usually around half of their commission, though it varies by listing.

Sometimes a listing agent offers only a small amount (such as $500) or nothing at all. In those situations, the buyer and I agree on a fair fee upfront, typically between $15,000 and $20,000 depending on the purchase price and level of service required.

Both buyer and seller always receive full disclosure of exactly how much each agent is being paid, no hidden costs, no funny business.

The Truth Most People Don’t See

Agents are only paid when the deal closes and the keys are handed over. The public rarely sees the hundreds of hours of unseen work that go into every transaction.

I spend countless hours writing blog posts, creating social media content, researching the market, attending professional development courses, and showing properties — often driving onto and off the ferry multiple times a week. I cover marketing expenses out of pocket and sometimes even help solve problems with my own funds when options run out.

This job means working all the time. It means sleepless nights worrying whether my client’s offer will be accepted, if I missed something in the contract, or whether the house will be properly cleaned before my buyer moves in. Our family life often suffers because of it.

I don’t have assistants. When you work with me, you get my full personal attention from start to finish.

Is the Commission Worth It?

In my strong opinion — yes, especially on Quadra Island and in rural areas.

The right agent will help you avoid expensive mistakes with septic systems, wells, unpermitted work, and zoning issues. They will negotiate better terms, guide you through the unique challenges of island living, and save you time, stress, and often thousands of dollars in the long run.

I’ve seen too many people try to save on commission and end up with bigger problems and expenses later. I came to Quadra Island not knowing which questions to ask, and now I can help you.

My Promise to You

If you choose to work with me, I will work hard for every dollar of my commission. The greatest compliment I can receive is a referral from a past client. It tells me I did my job well. Things about me.

Whether you’re thinking of buying or selling on Quadra Island or in Campbell River, I’m happy to answer your questions with no pressure.

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

Let’s talk about how I can help you.

— Roman Krzaczek REALTOR® | Quadra Island Resident Since 2011

One of the questions I get asked most often is: "Do I really need a real estate agent?"

My honest answer is: not always.

As a Realtor since 2014, I believe people deserve honest advice, even if that means telling them they may not need my services.
There are certainly situations where hiring a Realtor adds tremendous value. There are also situations where a Realtor may not be necessary at all. It depends on the property, the people involved, and the amount of risk in the transaction.
I started my real estate career in Vancouver, where I sold mostly condos. In 2020, I moved to Quadra Island and quickly discovered that rural and island real estate is a completely different world. I had to learn about wells, septic systems, road access, zoning, and countless other issues that simply don't come up in the city.

Over time, I fell in love with the land and with helping people navigate the unique challenges of rural and island living.

When You May Not Need a Realtor

I think it's important for Realtors to acknowledge that sometimes people genuinely don't need one.

For example, you may not need a Realtor if:

• You're buying property from a family member.

• You're purchasing from a neighbour and know the property well.

• The seller has shared all relevant information and both parties feel comfortable with the transaction.

• You're an experienced builder who understands construction and potential risks.

• You plan to demolish the existing structure and rebuild.

• Both parties already agree on price and terms.
  
  In these situations, a lawyer or notary can prepare the legal documents and transfer the title.

There is absolutely nothing wrong with that.

A good Realtor should be honest enough to say when their services may not be necessary.

Where a Realtor Truly Adds Value

The real value of a Realtor isn't opening doors or filling out paperwork, that’s the other 50% of the work.

The real value is helping clients manage risk. My job is not to convince people to buy property. My job is to help them fully understand what they're buying. Because once you own a property, its problems become your problems.This is especially true with rural and island properties.

Rural Properties Are Different
One thing many people don't realize is that in some rural areas, there may be no bylaw officers actively enforcing regulations. Many issues are complaint-driven. Some people may not feel comfortable with a rural property and would rather live within city limits, Quadra Island vs Campbell River

Over the years, I've encountered properties with:

• No building permits

• No septic permits

• No well permits

• Unpermitted structures

• Encroachments

• Easements that weren't fully understood

Just because something has existed for decades doesn't necessarily mean it complies with regulations.Knowing these issues before purchasing can give buyers peace of mind and prevent expensive surprises later.

A Septic Discovery That Saved My Clients Thousands

One transaction stands out in particular. I was representing buyers who had found a property they really loved. During due diligence, we discovered that the septic system had not been installed according to the approved permit. Not only was it installed in the wrong location, but it wasn't even the type of septic system that had originally been approved. There was no simple fix. To bring the property into compliance, the entire system would likely need replacement. The estimated cost was approximately $50,000.
Yes some buyers may think it’s ok and they would be ok with that risk, but My buyers ultimately decided to walk away from the purchase.
Of course they were disappointed. But sometimes the best real estate transaction is the one you don't complete. I’ve prepared a “pre-inspection guide” that could be a great help.

Water Can Make or Break a Rural Property
Water is one of the most important resources on any rural property.
I've had buyers absolutely fall in love with a property, only to discover during due diligence that the well wasn't producing enough water. In one case, a water quantity test revealed that the well was nearly empty. The buyers had to walk away because they weren't prepared for the cost and uncertainty of drilling a new well.
Without proper due diligence, they may not have discovered the problem until after they owned the property.

Septic Systems and Wells Can Be Expensive Problems
One of the most common issues I encounter involves septic systems and wells.
Rules and regulations have changed over the years. An older house may have a septic system that was acceptable decades ago but no longer meets current standards. A common issue is when the septic system is located too close to the well.
I've encountered situations where no septic permit existed at all, or where the installation didn't comply with approved plans. In some cases, sellers compensated buyers for the issue. In others, repairs or replacement were necessary. The important thing isn't whether problems exist. The important thing is making sure everyone understands those problems before moving forward.

Sellers Benefit from Due Diligence Too
People often think due diligence only protects buyers. In reality, it also protects sellers.
When I work with sellers, I try to identify potential issues before we receive an offer or before buyers discover them during their investigations.

Being proactive helps:

• Prevent transactions from collapsing
  

• Reduce stress during negotiations
  

• Protect sellers from future disputes
  

• Make the entire process smoother for everyone involved

For example, if a property contains unpermitted structures, I believe it's important to disclose that information upfront. My goal is to make sure everyone understands exactly what they're buying or selling.

Island Living Comes with Unique Challenges

Island properties are incredible, but they come with considerations that many people moving from the city may never think about.

When evaluating island properties, I often consider:

• Ferry schedules and commute times

• Prevailing winds

• Direction of the sun

• Ocean tides

• Road maintenance responsibilities

• Fire protection zones

• Insurance requirements

• WETT certification for wood stoves

• Property boundaries and encroachments

• Zoning and future building potential

Local knowledge matters. An out-of-town Realtor may be excellent at selling homes in the city but may not fully understand the realities of rural and island living. As a Quadra Island Realtor, I've spent years helping buyers and sellers navigate the unique challenges that come with island and rural properties, from wells and septic systems to zoning, access, and due diligence.

My Background in Construction Helps My Clients

Before becoming a Realtor, I worked in construction and later in construction sales.
Over the years, I've done flooring, tiling, drywall, painting, roofing, kitchen cabinets, and some plumbing and electrical work, as well as flooring inspections and construction products sales.

That hands-on experience gives me a better understanding of how homes are built and where potential issues may exist. I'm not an inspector, and I always encourage buyers to conduct their own inspections and investigations, but I do attend inspections whenever possible and continue learning from inspectors.
The more I know, the better I can help my clients.
One thing I believe I do exceptionally well is identifying potential issues and getting ahead of them during due diligence.
Knowing the problems is half the battle.

My Philosophy: Would I Sell This House to My Parents?
People often ask what makes a good Realtor.
For me, it's simple.
A good Realtor puts their clients' needs first. Sometimes clients need quick answers. Sometimes they need someone to ask the right questions. Sometimes they need patience and support.
The question I often ask myself is:
"Would I sell this house to my parents?"

If the answer is no, then we need to have an honest conversation.

I never push clients to make rushed decisions.

I don't ask people to sign documents they don't fully understand.
I take the time to explain things clearly. I am patient.

And I make sure my clients make decisions without pressure, just like I would want my own family to be treated.

So, Do You Really Need a Real Estate Agent?

Sometimes the answer is no.
But when there's uncertainty, hidden risks, or the unique challenges that come with rural and island properties, a good Realtor can save you time, stress, and potentially tens of thousands of dollars. What should You Expect from your Real Estate Agent.

At the end of the day, my goal isn't to sell more homes.
My goal is to help people make informed decisions and feel confident about one of the biggest purchases of their lives. How to find the Right Real Estate Agent.
Because in real estate, especially on the islands, knowing the issues is half the battle. 

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 Quadra 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. Do you need a realtor to write an offer?

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 Island 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. Do I really Need a Real Estate Agent?

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 Realtor

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
  How to Find the Right Real Estate Agent for your move to Quadra Island?

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?

What Should You Expect from Your Real Estate Agent?
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