Ive got a line on a couple properties that im intrested in,, 1 in particular. both are on the island and both would be strictly a deer hunting/ summer camping place.

Both have good access, 1(140 acres) has roads or 2 tracks on all sides(not too sure I like this idea). This property is mainly hardwoods with 2 small stands of pines, couple low wet areas and 3 pastures/fields. About 15 acres of hardwoods was cut 3-4 years ago. I know the guy who bowhunts here,, says fantastic bowhunting,, gun season can be hit or miss depending on weather.

The other(180 acres) is on the back of a cattle ranch, it has a good 2 track through the ranch to the lot, this property is pie shaped into a large swamp on 2 sides,(unhunted for 30+yrs 1200 acre) cattle ranch on the third side. This has about 20 acres of cedar/ firs, several large hay fields, an old old apple/pear orchard, and scatterd hardwoods. The rancher(known him for years/beef sales are killing him, needs $$$) wants to be able too cut a few of the fields every year on this one,, for that he will give permission for another 170 acre lot for hunting.

What should I be looking at in terms of access rights, timberring rights, what types of structure can be built, tax wise does it need wheels?(we bought a portable classroom last year that weve dismantled,, $400 insta-cabin!) If 2 of us split on it, should we form a corporation or what have you? any insight appreciated!

swampthing; here's a few of my suggestions based on my own trial and errors:

- my property has 3 roads. This is great access for me but it's also great for everyone else that I don't necessarily want hunting. I ended up having to post, fence and block off roads to minimize the problems.

- access rights must be by legal road or road allowance otherwise you're going to need a legal easement (right of way) through some else's property.

- you should own all of the timber/mineral rights but the county will have specific harvesting regulations that you can find out about at the town/county office

- contact the town planner/building inspector about legal structures, building permits, etc. I think you're going to find (like I did) that they want building permits, conservation/health clearances, inspections, minimum house sizes and types, septic systems etc. (and a big permit fee) before you;ll be allowed to build. If you park a trailer, etc. (even to camp in) you're in violation of local bylaws.

Dan O.

Can I assume you're talking about the Manitoulin? If so, Dan zip is correct about the structure. No trailers allowed if you are the land owner. One more thing to consider about your property--what is on adjacent land has a large bearing on what your land may produce. Ideal is if your neighbor is a non-hunter. You get to antagonize them for free and end up with great deer hunting.

Yes Manitoulin, I have to go back,,, that is Gods country!

The lot I like,, the 180 is apart of the 1200 acre cattle ranch, Just the very back of it. Its a pie shaped piece that sticks into an enormous swamp(similar to the shape of point pelee, just substitue cattails for erie). This property has not been hunted at all since he married 30+ yrs ago, its loaded with deer,, the locals have even told me you wont find anything better on the island(and I TRUST the person who told me this, he'd flip if he heard the asking price).

Easement: The rancher was talking about easement of some sort, the 2 track runs 100' from his house and to the back of his property, easy 1.5 km's, its the only way in. What would this cost,, is it transferrable if he sells the rest of the property? do I have to buy it again?

Structure: Are septic systems mandatory? cant get away with an outhouse? Dont want running water or electricity, we can make do without. What would the aprox cost be of all permits? if you could give a ballpark?

The 24x32' classroom we bought was only 3 yrs old. It is literally a $75,000 building new, we have everything from the lighting, the tin walls/roof, doors, windows,, only thing we need is heat,, unless we find a really big generator to run those base board heaters. thanks again guys,, good to get some first hand knowledge.

[Deleted by Admins]

I got a budy in Kagawong that is a builder , he would know the prices and the laws of the permits. I'f interested email me and I will forward his nubmer...BT

[Deleted by Admins]

Otis , sorry it is not Rob, I believe I know that name though. Brad Graham is his name. He does building in the area...BT

swampthing; You'll need to get the right of way written into the deed for the property that you purchase. Are you sure that the owner can get a legal severance?

If the property was in the BRUCE, not Rainbow country, the minimum house size is 1200 ft2 unless you get a variance. It must have potable water and a septic system as well as meet all Provincial building codes (electrical outlets, etc.) before they will deem it habitable. You can get away with a trailer if it meets the size requirements and you pour a concrete pad or install footings.

The costs for my property:
- septic ($10,000)
- well ($3,000)
- hydro ($5,000 - 2 poles)
- barn (forced to build to comply with RU1 - $10,000)
- basement ($10,000 for excavation and blocks)
- 4 season driveway to building site ($1800 forced by building inspector when he charges you $200 to come and look at the property)
- + building permit which is a percentage of the house value.

So about $40,000 and no house is on the property.

I forgot to mention that I've got the same type of arrangement with a peninsula extending into a cattail swamp. The deer love it but they go nocturnal very easily if there is too much hunting pressure.

Dan O.

swampthing; You'll need to get the right of way written into the deed for the property that you purchase. Are you sure that the owner can get a legal severance?

If the property was in the BRUCE, not Rainbow country, the minimum house size is 1200 ft2 unless you get a variance. It must have potable water and a septic system as well as meet all Provincial building codes (electrical outlets, etc.) before they will deem it habitable. You can get away with a trailer if it meets the size requirements and you pour a concrete pad or install footings.

The costs for my property:
- septic ($10,000)
- well ($3,000)
- hydro ($5,000 - 2 poles)
- barn (forced to build to comply with RU1 - $10,000)
- basement ($10,000 for excavation and blocks)
- 4 season driveway to building site ($1800 forced by building inspector when he charges you $200 to come and look at the property)
- + building permit which is a percentage of the house value.

So about $40,000 and no house is on the property.

Dan O.