Posted on
October 28, 2026
by
Ry Innes PREC*
Lakefront is one of my favourite parts of this job. There's nothing like a morning coffee on the dock at Shawnigan Lake or a summer evening on Cowichan Lake. But a waterfront home comes with questions a regular house doesn't. Here are the ones I walk every lakefront buyer through.
Shawnigan Lake or Cowichan Lake: which fits you?
Shawnigan Lake is close to the village, schools and the highway, so a lot of my buyers there live on the lake year-round and commute. Cowichan Lake is bigger and quieter, with communities like Lake Cowichan, Youbou and Honeymoon Bay, and a mix of full-time homes and weekend cabins. Both are beautiful. The right one depends on how you'll use it and how far you're willing to drive.
How is the home's septic system?
Most lakefront homes here aren't on a city sewer. Ask how old the system is, when it was last pumped and inspected, and whether there are records. A septic inspection is one of the best investments you can make in your due diligence.
Where does the water come from?
Some lakefront homes draw water straight from the lake, while others are on a well or a community system. In BC, taking water from a lake for your home generally needs a provincial water licence. Ask whether there is one and whether it transfers to you, and test the water before you buy.
Can I keep (or build) a dock?
The land under the lake usually belongs to the province, not the homeowner. An existing dock may or may not have the right approvals, and adding or changing one has its own rules. Ask the seller what paperwork they have.
What can I build or renovate near the water?
There are setbacks for building close to a lake, and the local rules depend on where the property is. I'd always check with the Cowichan Valley Regional District or the town before you count on adding a garage, a suite or a bigger deck. This is where my construction background really helps. I can spot what's realistic before you fall in love with a plan.
Can I clear trees or landscape near the water?
The land along the shoreline is often a protected area, and that matters even if you're not planning to build anything. There can be limits on cutting trees, clearing brush or removing plants close to the water, and some work needs a permit first. The rules depend on where the property is, so check with the Cowichan Valley Regional District or the town before you trim, clear or landscape near the lake. It's also worth asking the seller whether any work has been done near the shore, and whether it was approved.
What about access in winter?
Many lakefront lots sit on steep driveways or narrow roads. Visit in the rain, and ask the seller how the road and driveway handle a cold snap.
Any surprises with insurance?
Waterfront homes can cost more to insure, and some older systems (wood stoves, older wiring) affect quotes. Get an insurance quote early, before your conditions come off.
Thinking about lakefront?
My office is right in Shawnigan Lake Village, and I've helped clients across both lakes. If you'd like to talk through a property, or just get a feel for what's out there, call or text me at 778-678-7403.
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