Case Studies
Issues Found. Before They Became Problems.
These examples reflect the kinds of issues knowtheland identifies for clients across Vancouver Island and the Gulf Islands — the complications that rarely appear in a listing, but almost always appear in the land.
01
Due Diligence
Hydro Easement Discovered Before Closing
A buyer was under contract on a 40-acre rural parcel with plans to build a primary residence and secondary suite. The listing made no mention of encumbrances.
What We Found
knowtheland identified a registered BC Hydro right-of-way running diagonally across the most buildable portion of the property — effectively eliminating the intended building envelope and restricting any permanent structures within a 30-metre corridor.
The Outcome
The buyer renegotiated the purchase price, reflecting the reduced development potential. They proceeded with a revised site plan that worked within the constraints — saving an estimated $180,000 in redesign and legal costs had the issue been discovered post-closing.
02
Planning & Zoning
Agricultural Land Reserve Constraints Clarified
An investor was considering a 25-acre parcel marketed as having "development potential." The listing agent suggested a portion could be excluded from the Agricultural Land Reserve.
What We Found
Our review found the entire parcel was within the ALR with no active exclusion application, and that the local municipality had recently tightened non-farm use policies. The "development potential" referenced in the listing was speculative and unsupported.
The Outcome
The client withdrew from the purchase before removing subjects. A comparable property with genuine development potential was identified within 60 days — one that matched the client's investment criteria without the regulatory uncertainty.
03
Environmental Advisory
Riparian Setback & Wetland Classification
A family purchasing a 55-acre rural property planned to build a workshop and expand an existing access road along the property's lower edge, adjacent to a seasonal creek.
What We Found
knowtheland flagged that the creek met the threshold for a Riparian Area Regulation assessment and that a wetland feature on the lower parcel was likely classified as a provincially significant wetland — both requiring professional environmental review before any ground disturbance.
The Outcome
The buyers engaged a qualified environmental professional early, adjusted their building and road plans to comply with setback requirements, and avoided stop-work orders or remediation costs. The project proceeded on schedule.
04
Land Transfer Support
Access Rights & Right-of-Way Dispute Identified
A buyer was purchasing a secluded 18-acre island property accessed via a shared gravel road crossing a neighbouring parcel. The seller described access as "established and uncontested."
What We Found
Title review revealed the right-of-way was registered in favour of a different parcel than the one being purchased. The buyer would have had no legal road access — relying entirely on a neighbourly arrangement with no legal standing.
The Outcome
The transaction was paused while the seller's solicitor worked to correct the title deficiency. The buyer proceeded only after a properly registered easement was in place — protecting their long-term access and property value.
Don't Discover It After Closing.
Talk to knowtheland before you commit. A single advisory engagement can surface the issues that change everything.