Waterfront Home or Cottage at Dorcas Bay–$325,000 (#535)

Click on Photo for Full Listing Details

Click on Photo for Full Listing Details

Lots of room for friends and family in this lovely waterfront cottage. Large living room with pine staircase leading up to two bedrooms on the 2nd level. One bedroom has fabulous views of the lake. Main floor includes an open concept kitchen/dining/family room with a cozy woodstove and entrance to the large sun room offering great views. The den/sitting room can double as a fourth with great lake views. There are 3 sheds and a 1.5 car garage and a paved laneway. The shore is flat rock with deep water and very close to the property.

Waterfront Cottage at Johnson Harbour–$299,000 (#536)

Click here for full listing details.

Click here for full listing details.

3 bedroom Waterfront home or 4 season cottage on a protected harbour.  Main floor has large family room/dining room.  Livingroom with gorgeous stone fireplace with propane insert.  1 bedroom, laundry and 4 pc bath on main floor.  Large entrance.  Upper level has 2 bedrooms and a master suite with sitting room, sun room and large ensuite.  Double car garage, quonset hut and shed.  Laneway is paaved.  3 acres in size.  Access to Lake Huron.  Close to Singing Sands.

Townhouses, Condominiums, Duplexes…is it possible?

Condo

I get asked regularly about development opportunities on the Bruce Peninsula.  Most people are not happy with what I have to tell them…but please let me assure you I DO NOT make the rules.  I am, however, obligated to tell you what they are or to pass you on to the appropriate government bodies.  You need to do some additional research before making any plans to build anything other than a single family residence.

The rule is, you are allowed one residence per building lot, whether it’s a small lot in town or 100 acres.  So, if you are hoping to do certain types of developments in this County, you need to first speak to the County Planning Department.  I recommend that you ask for an “opinion” first (they don’t charge for that), if the opinion is positive, then move forward with applying for a zoning change.

Here’s a list of all of the County Planners:

Bruce Stickney

Planner

bstickney@brucecounty.on.ca

work 519 881 1782 x 259

David Smith

Senior Planner

dsmith@brucecounty.on.ca

work 519 881 1782 x 257

Heather James

Planner

hjames@brucecounty.on.ca

work 519 881 1782 x 295

Jack Van Dorp

Planner

jvandorp@brucecounty.on.ca

work 519-534-2092 x 125

Here’s the link to the County of Bruce Official Plan:

http://www.brucecounty.on.ca/assets/departments/planning/files/County%20Documents/County%20Plan_Consolidated_Public_%20June2012.pdf

Good luck…call me to help you find the perfect property!

Watch for my next Blog on….

Buyer Representation–Commission Clause

Don’t forget to send your comments, stories, or ideas, in the comment section below or via email at dimaline@amtelecom.net.

. .

. Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

© Copyright Kathy Dimaline, All Rights Reserved

Selling Landlocked Properties

Landlocked

Yes, we can sell Landlocked Property!

I get about 2 of these a year, and they can be a challenge to sell.  First off, generally, there is no access to the property and no survey.  So trying to locate the property in the middle of the bush is extremely difficult.

Most recent landlocked property...just sold!

Most recent landlocked property…just sold!

Secondly, you can not get a building permit for a property that does not have Municipal road access.  This means, in order to build a home, you need to first build a road.  This can be very expensive since it involves many things, such as surveying all of the properties adjoining the unopened road allowance (that is if there is an unopened road allowance).  You must also build to Municipal standards which will require an engineer and possibly different environmental studies.

Even if you want to just use the property for recreational purposes or for timber or for hunting, you still have to find access to the property.  You might be able to cut a trial along the unopened road allowance…but you need to get the approval of the Municipality and they will require that you survey the adjoining properties along the allowance.

There might be a trail track to the property, but you are going to have to ensure that you can indeed use it.  You may have to cross private property…and that means getting permission from the other property owner(s).

It’s all of these reasons why landlocked properties are so attractively priced…you get what you pay for!  These can be attractive properties but you need to do some research before buying.

For road information, contact Bill Rydall at the Municipality of Northern Bruce Peninsula at 519-793-3522

Here’s the link to the Municipal Form to open a road allowance:

http://www.northbrucepeninsula.ca/sites/nbp.civicwebcms.com/files/media/Utilization%20of%20Unopened%20Road%20Allowance.pdf

Here’s the contact information for the Building Inspector:  Wendy Elliott, Deputy Chief Building Official
Email: wendy.nbp@eastlink.ca    (519) 793-3522, X227

Watch for my next Blog on….

Townhouses, Condominiums, Duplexes

Don’t forget to send your comments, stories, or ideas, in the comment section below or via email at dimaline@amtelecom.net.

. .

. Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

© Copyright Kathy Dimaline, All Rights Reserved

Mosquitos, Snakes, and Bears, Oh My!

I get asked a lot about the wildlife on the Penisnsula, especially about Mosquitos, Snakes and Bears…

Yes, we have Mosquitos, Snakes and Bears on the Bruce Peninsula, and a whole host of other natural wildlife.  That’s all part of the beauty of the Peninsula (well, all but the mosquitos).  This is a World Biosphere protected area.  Also protected by the Niagara Escarpment Commission and Parks Canada.  We should be so lucky to still be able to enjoy such natural beauty.  But, I digress…

mosquitoBugs…well in general, they are not bad, but as usual I have to add “I can’t guarantee that”.  Black flies are around for a couple of weeks in May, if it’s cool and rainy they stick around longer, but if it’s hot they go away much sooner.  Mosquitos are around most of the summer and worse right at dusk…but I personally have not had a lot of problems with mosquitos, generally the breezes keep them away.  Then there’s the deer/horse flies…well, I hate these guys…you will generally find them when walking on the road or in the bush, and they are around most of the summer.  With all the travelling I do outdoors showing property, all summer long, I can say I haven’t had too many issues with Bugs.

This is one of my photos!  Found him in a swamp.

This is one of my photos! Found him in a swamp.

There are a variety of snakes on the Peninsula and most of them are harmless.  The Bruce Peninsula is one of the few remaining homes to the Massassauga Rattlesnake, and it is poisonous…it is also a protected species and carry’s a large fine if you kill one.  The hospitals and vets in the area do stock anti venom if you or your dog is bitten…the key is stay calm until you get help.  Here’s a great link provided by Parks Canada that gives you the low-down on these low crawling creatures:  http://www.pc.gc.ca/eng/pn-np/on/georg/natcul/natcul2.aspx

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I saw this guy in a field off of Hwy #6 near Johnson Harbour

I saw this guy in a field off of Hwy #6 near Johnson Harbour

There are Black Bears in the area.  In my 20 years here, I have seen (from a distance) about 4 bears.  So sightings can be rare.  You are most likely to encounter a bear if you try to feed it, leave garbage out or have a bird feeder…all things highly recommended that you don’t do.

This bear was killed on the Highway when someone started to feed him!

Here’s a great site for Black Bear facts:  http://www.mnr.gov.on.ca/en/Business/Bearwise/2ColumnSubPage/290579.html

Took this shot of wild turkeys in my neighbourhood today

Took this shot of wild turkeys in my neighbourhood today

Other animals native to the area…porcupine, snow shoe rabbits (they are brown in the summer and white in the winter), coyote, fox, flying squirrels (cute…the last one I encountered was in my BBQ), red squirrels, fishers (brought to the Peninsula to reduce the porcupine population—they are they only natural enemy of the porcupine), martins, yellow spotted salamander (I was surprised to see one of these…they are quite rare to see), wild turkey (a lot of these in my neighbourhood), deer (best sightings in Johnson Harbour) and a huge assortment of wild birds (I have had Merlins and the majestic Bald Eagle at my property).
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Animals and birds are to be appreciated…but please don’t feed them.  If you feed a Bear, you kill him!

Watch for my next Blog on….

Land Locked Properties

Don’t forget to send your comments, stories, or ideas, in the comment section below or via email at dimaline@amtelecom.net.

. .

. Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

© Copyright Kathy Dimaline, All Rights Reserved

Read your Insurance Policies!

Do you need to be covered for this?

Do you need to be covered for this?

Insurance companies DO NOT want to pay out claims.  You need to be an active participant when buying Insurance.

When was the last time you read your full Insurance policy?  Have you noticed how many pages it is and how much small print there is?

Friends of mine were involved in a serious motorcycle accident many years ago and have been fighting the insurance company ever since.  When I ran into them recently they cautioned me to review all of my insurance policies.  Did I heed their warnings…nope…and guess what?  I had a problem with a property and low and behold the Insurance company would not cover the claim!  Here’s what it boiled down to…I had a “named perils” policy…which I do not recall ever agreeing.  This is what some of the “named perils” were,  impact by aircraft, spacecraft (believe it or not), or other land vehicle.  Exclusions included loss or damage to electrical devices or appliances (hello?), automobile, watercraft, other vacant land.

InsuranceSo, my point is…go home, pull out all of your insurance policies, auto, home, cottage, life.  Read over ALL of the fine print.  Know what you are covered for and what you are not.  Pay for extra coverage where you need it…don’t pay for things that don’t make sense (spacecraft invasion)…and make sure you know what your deductibles are.  If you don’t understand something ask your Insurance Company for clarification…and get it in writing!

If you are selling a home or cottage you need to ensure that it is insured…especially for liability.  And, when you have an offer the agreement specifically states that you have to have the buildings insured against fire and damage until closing.

If you are selling a vacant lot, you need third party liability.  Usually this is part of your home insurance, but as I mentioned above, it wasn’t covered on my insurance…so be sure to double check and make sure you have the right coverage.

When buying a home or cottage you should ensure that you can insure it before firming up on the offer.  Insurance companies don’t like vacant residences, they don’t like wood stoves, they don’t like seasonal access, they don’t like oil tanks, they don’t like rentals, and many other points.  You will be able to get insurance, but you need to disclose to them any of these points and make sure you are covered appropriately.  Don’t give them reason to reject a claim!

The Insurance Bureau of Canada have been running a series of TV ads recently.  Here’s their website link:  www.ibc.ca for more information.

Protect yourself, your family and your property…and know what you are covered for!

Watch for my next Blog on….

Mosquitos, Snakes and Bears, Oh My!

Don’t forget to send your comments, stories, or ideas, in the comment section below or via email at dimaline@amtelecom.net.

. .

. Kathy Dimaline is a Real Estate Broker for RE/MAX Grey Bruce Realty Inc.  The comments on this Blog are the opinions, only, of Kathy Dimaline and do not constitute any legal advice or legal opinion and does not represent the interests or opinions of RE/MAX Grey Bruce Realty Inc., brokerage.

© Copyright Kathy Dimaline, All Rights Reserved