Buying a cottage is exciting, but very different from buying a primary residence. At Oak Star Cottage, we’ve seen buyers fall in love with the view and/or where emotionally attached upon arriving at the showing and miss critical details that affect usability, costs, and long-term enjoyment. This guide highlights the most common items buyers overlook and what you should check before purchasing.

1. Survey & Legal Boundaries

Why it matters: Cottage properties often have irregular boundaries, water frontage issues, or shared access.

What buyers often miss:

  • No recent survey certificate

  • Encroachments (decks, sheds, docks crossing lot lines)

  • Unclear waterfront boundaries (especially with fluctuating water levels)

  • Shared driveways or access roads without registered easements

  • Unverified building distances from property lines

Why distances matter:

  • Existing cottages, decks, and bunkies may be non‑compliant with current setbacks

  • Non‑conforming structures are often legal but cannot be expanded, rebuilt larger, or repaired after damage

  • Insurance claims and future renovations can be impacted

What to do:

  • Request a current survey showing all structures

  • Confirm setback distances from property lines and shoreline

  • Verify zoning compliance with the municipality

  • Ensure legal access to the property year-round

2. Sewer & Water Systems

Why it matters: These systems are costly to replace and are highly regulated.

Septic / Sewer

Commonly missed:

  • No recent septic inspection or certificate

  • Septic sized for fewer bedrooms than advertised

  • Aging systems close to end of life

  • Systems too close to shoreline (grandfathered but non-expandable)

  • Holding tanks without clear records or approvals

Special note on holding tanks:

  • Location must meet municipal setback and access guidelines

  • Tanks must be accessible year-round for pump-out trucks

  • Improper placement can limit use, expansion, or insurability

Check:

  • System type (septic system vs holding tank)

  • Installation date and system capacity

  • Inspection records and pumping history

  • Confirm holding tank location and compliance with municipal requirements

  • Municipality approval documents

Water Supply

Commonly missed:

  • Water drawn directly from the lake rather than a municipal or shared system

  • Aging or undersized lake intake lines

  • Intake lines not buried deep enough or lacking heat trace

  • Seasonal systems not designed for cold-weather use

  • Water cisterns with limited capacity or unknown condition

Check:

  • Source of water (lake intake, cistern, or combination system)

  • Location and condition of the lake intake (if applicable)

  • Whether the water line is winterizable (buried below frost line or heat-traced)

  • Cistern size, material, age, and accessibility

  • Refill method (truck delivery, lake-fed, rainwater)

  • Shut-off and drain-back capabilities

  • Water filtration and treatment systems

3. Winterization & Four-Season Use

Why it matters: Many buyers assume year-round use without confirming it.

Often overlooked:

  • Poly and Insulation levels as well as windows and doors below four-season standards

  • Seasonal plumbing not designed for freezing temperatures

  • Electric-only heat without backup

  • Road access not maintained in winter

Confirm:

  • Windows, poly, and wall, attic, and floor insulation values

  • Heating system capacity and redundancy

  • Whether the cottage is officially classified as four-season

  • Winter road access and snow removal responsibilities

4. Lot Restrictions & Zoning

Why it matters: Zoning limits what you can build, rebuild, or expand.

Buyers often miss:

  • Shoreline setback restrictions

  • Maximum lot coverage rules

  • Height and footprint limits

  • Conservation authority regulations

Ask about:

  • Expansion or rebuild rights

  • Decks, bunkies, boathouses, and docks

  • Short-term rental restrictions

5. Cottage Condition (Beyond Cosmetic)

Why it matters: Cottages age differently than houses.

Hidden issues buyers miss:

  • Crawlspaces with moisture or rot

  • Undersized or outdated electrical systems

  • Aluminum wiring or ungrounded outlets

  • Aging piers, posts, or shoreline retaining walls

Inspect carefully:

  • Foundation type and condition

  • Electrical service size and panel age

  • Signs of water intrusion or pest activity

6. Shoreline & Waterfront Details

Why it matters: Waterfront enjoyment depends on usable access.

Common oversights:

  • Soft or weedy swimming areas

  • Rapid drop offs or shallow muck bottoms

  • Erosion issues or failing retaining walls

  • Dock systems that are non compliant or non transferable

Check:

  • Swimming depth and bottom conditions

  • Dock ownership and permits

  • Shoreline stabilization requirements

7. Access, Roads & Services

Why it matters: Convenience and safety can change seasonally.

Often missed:

  • Private roads with shared maintenance costs

  • Limited emergency access

  • No garbage pickup or postal delivery

Clarify:

  • Road maintenance agreements

  • Year-round emergency vehicle access

  • Available municipal services

8. Insurance & Financing Surprises

Why it matters: Not all cottages qualify easily.

Buyers are surprised by:

  • Higher insurance premiums

  • Requirements for heat, plumbing, or security systems

  • Lender restrictions on seasonal properties

Before offering:

  • Confirm insurability

  • Speak with your lender about cottage-specific rules

9. Environmental & Lifestyle Factors

Why it matters: These affect long term enjoyment.

Frequently overlooked:

  • Prevailing winds and sun exposure

  • Noise from boats or nearby resorts

  • Insects and wildlife patterns

Visit the property:

  • At different times of day

  • On weekends and weekdays

  • During different seasons if possible

Final Thoughts from Oak Star Cottage

A cottage purchase is as much about lifestyle as it is about the building. Asking the right questions early can save tens of thousands of dollars and years of frustration.

At Oak Star Cottage, we believe informed buyers become happier owners. Use this guide as a starting point, and always engage qualified professionals familiar with cottage properties.

This guide is for informational purposes only and does not replace professional legal, engineering, or inspection advice.

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