Homestead

Background:

• Living in town is nice, but a mortgage -- and therefor tenants and a roommate in close quarters is not ideal.
  So what if I cash-out my house, buy a large property, and build a house (without a mortgage)? Then slowly build more suites + out buildings, and rent them out. Eventually living off their income.
• I have had this idea for 5+ years now, constantly refining it.
• Then I saw the beautiful 5-acre lots in Goldstream Heights and their incredible views!
• After falling in love with various lots, and seeing them sell and slip away, I knew I had to make this happen.
• I have sold Tattersal, and have an accepted-offer on a big piece of heaven.
• I understand this is a HUGE project, commitment, and risk. But I love working for myself, and really like a large project to focus on.
• I hope it is a gathering place I can share with my friends and family, just a few minutes from Victoria.

Why:

• I was able to sell my house for a great price. And I hadn't had tenants in years, so it seemed wasteful.
• I have maximized the amount of rental income, and things I can realistically put on my tiny city-lot.
• I have proven I can build nearly-every part of a house, and enjoy doing.
• I want to do this when I am young.
• I was never as happy as when I was building my house.
• I was in my best physical health (strong) when building my homes.
• I love having a large project to focus my time on.
• I can't have even 10-person parties on Tattersall, due to tenants and neighbours.
• If I pull this off, I will never have to work another "regular" job again.

Photos that Inspire me:

Goldstream #31. Accepted offer on this lot:

Exterior Plans:

Stage 0, Leaving Tattersal:

• Get Legal Work Done
• Get Home Owner Builder License
• Arrange Power
• Pack Everything into my new Storage Trailer

Stage 1, the Basics:

It begins with purchasing a 5-acres of virgin-land in Goldstream Heights.

• Immediately moving temporary into Amanda's Camp trailer
• Build a 100sqft well house, run powers lines from road, and septic system over 5-7 days.
• Get Septic system started.
• Clear Problem Weeds.
• Get Building Plans Approved.
• Have Phase 2 Supplies Delivered.

Stage 2, the Dream House:

Then construction on the Dream-House begins.

• Building Supplies, Appliances, Windows, Wood, Large Tools, etc would be collected during this time.
• Scrape the Dreamhouse rocky outcrop to prepare it for footings
• Install one to three water sisterns.
• Get Leif to drop off 20 dump truck loads of materials (described below).
• Prepare footing plan with Draftsman cousin Daniel.
• Apply for building permits (Construction, Electric, Septic, Plumbing).
• Clear the Land of ground-fall (dead trees) and Label property lines.
• Based on 26-foot strandard roofing truss design--the key to the simplicity, and reduced budget.
• They allow for a very-open floor concept, and massive rooms with quick, repeatitive construction techniques.
• 2200sqft. 6 bedrooms, 5 bathrooms, 2 laundry, 2 kitchenettes, one HUGE kitchen, 3 exterior entrances.
• A 1200sqft central Great-Room facing north toward the lake, ocean and Mt Baker views.
• Slightly below will be an Extra-large attached (550sqft) garage+Storage (with deck on roof).
• Rent out Yurts, and get a few roommates in the interm.

Stage 3, the Guest House:

Now that we have rental income coming in, we build a second space.

• 2500sqft. 4 bedrooms, 3 bathrooms, 2 kitchens, storage garage
• Located at front of property on rock facing Mt. Baker.
• Large Grid-tied Solar Array

End Goal + Motivations:

• Room to Play, Relax, and do Projects
• A venue to hold large parties, (with sleeping-space for 20 temporary guest).
• Never pay a mortage again.
• Becoming self-sustaining, green, and self-sufficient.
• Rental income from Guest House, Air B+B, and Special Event Rental of Home.
• Beautiful Views of Shawnigan Lake, Mt Baker, and Gulf Islands.
• Very Few Monthly Expenses / Bills.
• A forever home.

Income:

Although I plan to continue Web Programming from home, I have many options on how to earn income through the property.
None of these options are required. It is a list of potential opportunities that are legally available, and intrest me.

• Four tenants in the Guest House.
• U-Brewery / Winery Services
• Board Animals.
• (Air B+B) Short term Vacation Property, with temporary Yurts.
• Renting out Garage / Craft room to Amateur Mechanics or Tinkerers.
• Providing Wireless Internet Services to nearest neighbours.
• Ultimately, the dream would be to have weddings+parties in the party room.

Sustainability:

• Grow own vegetables.
• Warm, efficient House
• Water from Well
• Solar Power
• Cheap Property Taxes
• Can + Pickle Food.
• Ubrew beer, wine, cider, etc.

What could go Wrong?:

• I run far over my budget of $300K before I can get 2 (paying) tenants.
• I decide I don't like the isolation.
• I get injured.
• The 20-minute commute gets worse.
• A Helper is injured.
• I decide it is too much work to complete.
• Friends dont visit. Lonely.
• Scaring off any wild animals threatening Bosco / Farm Animals. (Bear Bang / Bear Mace / Rifle / Crossbow)

The Lot:

• Lot 31 $579K
• 5.5-acres. Gradual-sloped Rock+Dirt terrain. ~5000 trees of various sizes, including beatuiful . Very private Backend.
• Neighbouring houses (all on 5-6 acre lots) are 20% complete; 40% under construction; 40% for sale.
• Lots of space for ponds, trails, pools, decks, Parking
• 300 metres from the new Trans Canada Trial.
• The drilled well is very shallow. So lots of water just below the surface
• Well pumps (pumped) 6 Gallons / minute in 2021.

My Dream:

The End goal, ten years from now.

• Having a nicely-kept Property, nice enough to rent out for Weddings.
• Land to Play on and Enjoy!
• Bon Fires, Camping, etc.
• Large Greenhouse + Vegetable Garden (Corn, Peas, Tomatoes, Radish, Brocolli, Lettuce).
• Energy Independant. Solar / Wind / Hydro. Electric Car. Rainwater Collection for Plants.
• Self Sufficient. Near-Free Electricity, Heat, Water, Veggies, and Beer.
• Animal Rescue. Rotating Flock of Unwanted animals
• Having a self-driving(Google) car to send to pick up friends, and for groceries.
• Relaxing in a cliffside pool(Pic Below), Romantic dinners, and waiting for guests to arrive to the party.
• Nieces in their Tree-playhouse, calling us on their phone,
• A place friends-with-kids to visit, and relax.
• Karen Showing off her massive walk-in closet, garden, cannery, craft room.
• Adam showing his U-Brewery, various ponds, solar plant, and future plans.
• Bat Houses, Owl Houses, Eagle Nest, Kitty door, Bosco Room.
• A Massive Garage that contains all my stuff, and projects.
• Many Guest Rooms.
• Pool, Hot Tub, all powered by Geo Thermal+Solar Heating.
• 1-2 long-term Tenants on corner of the property paying our daily expenses.
• 5-10 Short-term (Summer) Rentals on the property, giving us money to travel.
• Glass Cieling in a room to watch stars
• No Mortage. Very few bills.
• If it takes 10 years, it is worth it!

My U-Brew:

• 240-Volt, 40-Amp Plug for Sustained, controlled, Safe Indoor Hot Plate. For boiling of the wort and distilling.
• 150 square foot room.
• White subway tile on the floor walls and ceiling.
• Two sinks.
• Strong shelves.
• Excellent Ventilation.
• Floor drain
• Keg Filling Station
• Continuous Styll

Concern #1 Friends:

What would they want to incentivize more visits?

• My only real concern is the 22 minute commute from Victoria
• Free Beer + Food
• Camping in the Summer.
• Plenty of Extra Beds to Stay at.
• Safe for their kids, pets, etc.
• Having an epic place that they can visit anytime
• A place to park their trailers
• A place for camp fires
• Ideally, a Google-car to pick them up.

Concern #2 Tidiness

I don't want to collect junk that will clutter the property.

• I need a large building with 100+ cabinets.
• All Tenants will be assigned a spot for ALL their stuff, everything must be kept clean.

Monthly Expenses

• Heat (near-Free--wood)
• Water (Free--well+rain capture)
• Property Taxes ($900/year)
• Hydro (net zero)
• Internet (resold to neighbours)
• Internet Ian Telus Service Technician 250-510-4761
• Food (Veggies Grown)
• Cell Phone ($420/year)
• Dog + Cats

Tools + Equipment + Supplies Needed:

Luckily my previous project "gave" me most of the tools I need! Borrow:

• Winch
• Rotary Laser Level (like Nates)
• Wood Chipper (very rarely)

• Deep Freeze
• Worklights!!
• Sea Container
• Back Ho (capable of digging 6 feet down) Repair road. Leveling, Dig Footings, GeoThermal, Moving Large Items
• Concrete Mixer (Fences, Foundations, Road Repairs, etc.)
• Scaffolding (Borrow from Nate)
• Party-Tents for storage contructing under.

Parts

Design and Finishings:

I want to do my own custom finishings:

• Concrete Countertops
• Burnt Plywood Floors
• Custom Rock Exterior / Interior accents.

Design:

Decor + Design:

House Features:

• Big Windows
• Smart Home (Auto Lights)
• Security Cameras (Hidden)
• Exterior Lighting
• Moving Water
• Massive Rooftop Deck
• Tons of Closet Space

My Finances:

• +$769K Sell Tattersall House
• +$185K in savings
• -$220K pay off mortgage
• -$20K realtor
• -$369K Goldstream Property
• =$345K to fix up the place, and live.

• +$900K Sell Tattersall House
• +$105K in savings
• -$210K pay off mortgage
• -$500K Goldstream Property
• =$295K to fix up the place, and live.

Ask Neighbours:

• Can I see your Well House
• Bipass Route?
• Emergency Contact
• Website for list of tool I can loan out
• Borrow Excavator

Suppliers:

• Chinapumach
• SDChinaMachine
• BarrysBees

S.I.P. Suppliers:

• ThermaSteelInc
• PremierSIPs
• WestecoPanels
• SIPBC

Credit Card Options:

I need to buy a LOT of stuff ($100K). So which credit card offer gives me the most money back

• Tangerine: 4% cash back @ $16k

Questions:

• How to configure media room for other purposes
• How to install sheer walls? Cables to give strength?
• Is there a way to qualify as a hobby-farm tax-exempt status?.
• Where can I get cheap electrical / plumbing parts?
• Confirm Restrictions: 2 large homes. No Out buildings. Ponds Ok. Rainwater Capture ok.
• Confirm Restrictions: 15% of exterior must be rock?.
• Cost of Liability + Fire Insurance: $700/year.
• Cost of Property Taxes.
• Who Inspects / Permits Septic Systems?

Questions in Videos:

Is building a post-frame building an option for building code? Can I build my reserve leach field now?

Leif Dream Garage:

• 1200-1600sqft
• 4 post lift
• 220amp Electrical service (welders + air compressor)
• 8-ft garage door
• 12-ft ceilings
• Four point Jack
• Tons of lighting
• Rolling tool boxes that are sorted by task.
• Bathroom
• Hang-out area (couch, tv, fridge)
• 16 foot door
• Home Depot toolbox
• Raisable Platform Storage (See Video)
• Retractable Ceiling Extension Cords
• Oil STand
• Used-Oil Tank
• Storage Galore!
• Epoxy Floor
• Security Cams
• Big Vaccum
• Exhaust Port

Recommendations:

• Excavation @Goldstream. ED Brennan reccomended mby Kerry Grogan(Ridgeline Dr.)
• Mark Cranwell CRD (on Fisgard) Inspector. Awesome super friendly and helpful.
• Van Isle Water. Well parts

Art:

Link to Samples

Septic:

Leif says call Charles @ Vortech Plumbing & Drainage Inc
Doug Septic $800 perculation(40 gal) Test+$900 Filing (bedRooms, SquareFootage. Occupancy 280 gal/day, 16gal/person)
1200 Gal. Tank. Slightly Bigger Field. $22k+$6k. JE Andersons 250-300ft 6-feet apart 60x30ft

Well House:

• Firstly, I plan to build a small well house, well pump, filtration, etc. (Pic)
• 100sqft (8'x 12.5')@ 4" Thick Slab=33cuft (1.2cubic yard)
• CinderBlocks, Bolt-ion concrete anchors
• Electrical: Car Charger(30-40Amp), Well Pump(240V @40A), 4-20A plugs, 200Amp to House.
• Write down Model Number, Amps, Date of Install, Depth, Owners Manual, Well Log.
• Floor Drain
• Run Water line to high ground incase of issues, need 300G Cistern
• Get Well in Place, Collect Sample, and Take to MBLabs - Sidney
  Then ask rommel@vanislewater.com to get filters+Treatment you need
• No Rubber Torque Arrestor Needed
• Van Isle Water Parts
• Place on foot at bottom of well.
• Hole/Hatch in Wall for Pipe
• Tape wire every 10 ft.
• Tylon Tape between each connection
• Run a 1.5 inch line water. Another for Poper, A Third for internet, Cable, etc. BELOW the frost line!
• Annually Check Pressure. + Water Test Kit(Bacteria, Iron, Pesticides, Nitrates+nitrites, Hardness, Lead, PH, Cholorine, Copper)
• Check Tank PSI = 38

Questions:

• Shutoff Valves
• Sediment Filter
• Confirm where everything hooks up.
• Handle.
• Foot under pump?.
• Permits
• Check Valve is in pump
• Warning Light on Roof?
• Find Wire Jacketed Submersible Pump 12/4 under $2.84
• Find 2" PVC Pipe (10@ under 4.59/ft)
• Find Rope-braided(160@ under 0.90/ft)

Pump Parts:

Backup Parts:

Pump Info:

Well:

Notes:

• Well Elevation 1234ft
• Registration # WD15052001
• Tag 66900 (Confirmed visually by Adam)
• No. W165472
• PID 030-8380878
• Depth 120ft
• Air Lifting @ 4GPM @ 25ft
• Air Lifting @ 6GPM @ 150ft
• Drilled Dec 8, 2021

Excavator:

My Excavator Supplier from China

Parts

Infrastructure:

Lighting:

Solar:

Trailer:

(To haul the excavator, and dirt,rock,wood around the yard)

Heat Floor:

Basement Slab

Heat Water:

Basement Slab

Heat Air:

(I need 18k-24k BTU)

Cassette Heat Pump Head (Brandon McIntyre)

Bathroom Design:

Crazy Things:

Misc Parts:

Insipration:

Animals:

Bar Design:

Jamie wants to make a Clockwork Orange Milk Bar

Closet Design:

Bedroom Design:

Deck:

Doors:

Drywall:

Exterior:

Floor:

Framing:

Foundation + Bolting:

Garage:

Heat Pump Hiding Techniques:

Infrastructure:

Kitchen:

Windows:

Yard:

Hidden Wood Door Hidden Stone Door Hidden Tile Door Camo Deck Tool Fake Stone Mold Hidden Stairs DIY Eclipse Window Sexy Walking Pond

Yurts:

Plans:

Login for Private Content

Pools:

All Pics:

Website:

I will need a website that can quickly solicit:

• Roommates + Rentals
• Contractors willing to work for Room+Board
• Unwanted Animals
• Unwanted Farm
• List of Equipment + Tools + Supplies to acquire.
• Promotion of U-brewing.

Exterior Calculations:

North	South	East	West
18x10	18x30	18x60	10x60	=2400 sqft	=55%
32	12x30	7x80	0	=952 sqft	=22%
5x30/2	5x30/2	16x7	0	=262 sqft	=6%
8x20	0	3x80	2x60	=720 sqft	=16%
				=4334 sqft

Videos:

Videos: