FAQ's

In 2005, the boundaries of the Extension Fire Protection Area (FPA) were expanded to include approximately 47 additional properties in the Nanaimo River neighbourhood (including South Forks Rd.). A new FPA was also created for the purpose of raising capital funds to build a new fire hall that would better serve the Nanaimo River community. The provision of fire protection to the  then approximately 47 property owners (now approximately 74) and the commitment to improve that service has resulted in limited increase in fire protection. Most of this area remains outside the Fire Underwriters Survey (FUS) eight-kilometer protection radius of the main Extension Volunteer Fire Department hall. 

Currently a fire engine is stored on private property in the Nanaimo River and South Forks area. This does not meet a standard for fire protection under FUS and is not a viable long-term solution. 

Several years ago, the RDN secured land in the fire protection area for the purpose of constructing a satellite fire hall. This has not happened; constructing a fire hall in this neighbourhood is constrained by the small number of households located in the FPA and would result in prohibitive taxation costs for individual property owners. 

In 2022, the RDN contracted a consultant to undertake Nanaimo River Fire Protection Feasibility Study. The report assessed several options for development for the Nanaimo River FPA in Electoral Area C. 

• Among several options assessed, the study recommended a satellite fire hall be built on Nanaimo River Rd. (Rem Westerly half of District Lot 4, A). However, survey results from the Feasibility Study also highlighted residents’ desire for protection but not necessarily a satellite hall. 
• In 2023 and 2024, based on the study’s findings, the RDN conducted project scoping by identifying and pricing options to meet the needs of the community and Extension Volunteer Fire Department (EVFD). Although the report recommended a satellite hall, it deemed the recommendation unfeasible because of the financial limitations of raising sufficient funds with such a small number of households paying into the service. 
• The RDN staff explored the option of constructing a purpose-built fire truck storage facility on RDN property instead. The storage facility would not change the FUS rating for fire insurance in the area but would meet residents’ desire for long-term fire protection and be more financially feasible. 

At the same time as the expansion of the Extension Fire Protection Area and the creation of the Nanaimo River FPA, a loan authorization bylaw was adopted by the RDN enabling up to $280,000 in borrowing for the purpose of constructing a satellite firehall in the Nanaimo River community. Borrowing the full amount did not take place but a loan of $20,761 was taken out in 2006 for capital start-up expenditures. Borrowing was over a 20-year period and will be fully repaid by 2026. In addition, a capital reserve was established to hold funds collected through tax allocations from the Nanaimo River properties for the purpose of constructing the satellite firehall. 

Fast forward to 2025, a satellite firehall has not been constructed, the capital reserve now holds $253,810.76 (as of June 30, 2025) and subject to approval it is proposed that up to $300,000 is contributed from the Community Works Fund. Preliminary estimates for constructing a purpose-built fire truck storage facility total $800,000 approximately (based on 2024 order of magnitude cost estimate prepared by RDN Engineering Services). 

The purpose-built fire truck storage facility would: 

• Maintain the current level of service with a fire truck garage.
• Provide a safer, purpose-built garage space for fire truck storage. 
• Be a secondary BC Building Code compliant facility for fire truck storage in the Nanaimo River area.  
• Reduce risk and liability as the fire truck will be housed on RDN owned property. 
• Utilize previously acquired land within the Nanaimo River service area and serve as a base for the current fire truck.
• Not qualify for Fire Underwriters Survey recognition and therefore would not provide insurance premium reductions.
• Cost approximately $800,000. This approximate budget is based on a 2024 order of magnitude cost estimate prepared by RDN Capital Project Delivery. Should construction proceed, the RDN would require a Class B cost estimate and finalize the financial options to fund the construction.

This survey is intended for registered property owners within the Nanaimo River Fire Protection Area. Surveys must be received no later than October 6, 2025. Read the Important Update: Postal Strike – Please Use Alternative Survey Submission Methods. 

Following the results of this survey, the RDN will proceed with next steps: 

• Should the majority of respondents that are property owners support the construction of a purpose-built fire truck storage facility, utilizing previously acquired land within the Nanaimo River service area, the reserve funds accumulated, and the proposed Community Works Fund contribution, the RDN will secure cost estimates and investigate financing options to fund the storage facility that will serve as a base for the current fire truck. 

• Should the majority of respondents that are property owners not support construction of a purpose-built fire truck storage facility, the RDN will begin exploring disbanding the reserve fund and returning funds collected to construct a satellite fire hall. The RDN, in partnership with the Extension Fire Services Society, will also evaluate whether the current temporary arrangement of storing Extension Truck no. 4 at a private property in the area can continue. This temporary storage arrangement is not a long-term solution due to space constraints and code/safety compliance.  For more information you can also see the How is fire department response time related to the level of fire protection service? FAQ. 

Recent cost estimates indicate an approximate budget of $800,000 would be required for the construction of a purpose-built fire truck storage facility. Approximate budget is based on a 2024 order of magnitude cost estimate prepared by RDN Capital Projects Delivery.  Should residents support the purpose-built fire truck storage facility in the September 2025 survey, the RDN would proceed with a Class B cost estimate and finalize the financial options to fund the construction. 

Based on RDN Board approval to proceed, and with no legislative requirement for a more formal process at this time, a survey is sufficient to secure responses from local property owners on the matter. The outcome of the survey will guide the RDN in proceeding to next steps. 

Taxation Impact – Costs and Funding

Taxation Impact – Short-term Borrowing (5 Years)

It is estimated that the average annual cost of a 5-year loan will be approximately $55,000.

Illustrative Example of Taxation Impacts

Calculation assumptions include:

• The construction cost estimate remains $800,000
• The granting of Community Works Fund contribution remains the same
• MFA borrowing is undertaken
• Interest rates applied in the above debt repayment calculation estimates are conservatively based on current market rates and may differ from those applicable at the time of borrowing
• The taxation impact calculations provided in the survey are for illustration purposes only, intended to help property owners understand potential scenarios based on different borrowing terms. While survey respondents may indicate a preferred borrowing duration, final decisions regarding borrowing method and term will be made by the Regional District of Nanaimo Board of Directors. These decisions will reflect legislative requirements, financial analysis, and broader service delivery considerations.

Taxation Impact – Costs and Funding

Taxation Impact – Long-term Borrowing (10 Years)

It is estimated that the annual cost of a 10-year loan will be approximately $32,085. 

Illustrative Example of Taxation Impacts

Calculation assumptions include:

• The construction cost estimate remains $800,000
• The granting of Community Works Fund contribution remains the same
• MFA borrowing is undertaken
• Interest rates applied in the above debt repayment calculation estimates are conservatively based on current market rates and may differ from those applicable at the time of borrowing
• The taxation impact calculations provided in the survey are for illustration purposes only, intended to help property owners understand potential scenarios based on different borrowing terms. While survey respondents may indicate a preferred borrowing duration, final decisions regarding borrowing method and term will be made by the Regional District of Nanaimo Board of Directors. These decisions will reflect legislative requirements, financial analysis, and broader service delivery considerations.

Taxation Impact – Costs and Funding

Taxation Impact – Long-term Borrowing (15 Years)

It is estimated that the annual cost of a 15-year loan will be approximately $24,925.

Illustrative Example of Taxation Impacts

Calculation assumptions include:

• The construction cost estimate remains $800,000
• The granting of Community Works Fund contribution remains the same
• MFA borrowing is undertaken
• Interest rates applied in the above debt repayment calculation estimates are conservatively based on current market rates and may differ from those applicable at the time of borrowing
• The taxation impact calculations provided in the survey are for illustration purposes only, intended to help property owners understand potential scenarios based on different borrowing terms. While survey respondents may indicate a preferred borrowing duration, final decisions regarding borrowing method and term will be made by the Regional District of Nanaimo Board of Directors. These decisions will reflect legislative requirements, financial analysis, and broader service delivery considerations.

Taxation Impact – Costs and Funding

Taxation Impact – Long-term Borrowing (20 Years)

It is estimated that the annual cost of a 20-year loan will be approximately $21,295.  

Illustrative Example of Taxation Impacts

Calculation assumptions include:

• The construction cost estimate remains $800,000
• The granting of Community Works Fund contribution remains the same
• MFA borrowing is undertaken
• Interest rates applied in the above debt repayment calculation estimates are conservatively based on current market rates and may differ from those applicable at the time of borrowing
• The taxation impact calculations provided in the survey are for illustration purposes only, intended to help property owners understand potential scenarios based on different borrowing terms. While survey respondents may indicate a preferred borrowing duration, final decisions regarding borrowing method and term will be made by the Regional District of Nanaimo Board of Directors. These decisions will reflect legislative requirements, financial analysis, and broader service delivery considerations.

No, not at this time. The survey is not a requirement; the RDN is conducting the survey for the purpose of learning the preference of electors in the Nanaimo River Fire Protection Area before making a decision on how to proceed.

In British Columbia, including the RDN, referendums—formally called Assent Voting—are governed by the Local Government Act and the Community Charter. A referendum is required when the RDN Board seeks approval from eligible electors for significant decisions—for example,  borrowing large sums of money for capital projects. Elector approval is mandatory for certain local government decisions. These include:

• Loan Authorization Bylaws: When a regional district wants to borrow funds for capital projects (e.g., building a recreation centre), it must get elector approval unless the borrowing is short-term or within existing limits.
• Establishing or Expanding Services: If the RDN wants to create a new service (like a fire department or transit system) or expand an existing one to new areas, it often requires elector approval.
• Disposal of Certain Public Assets: Selling or leasing public utilities or parkland may require elector approval.
• Boundary or Governance Changes: Changes to regional district boundaries or governance structures (e.g., amalgamations) often require direct voter input.

In Assent Voting, eligible electors—both resident and non-resident property owners—are invited to participate in a formal vote on a question. The process includes advance voting, mail-in ballots and public information sessions to ensure transparency and engagement.

In certain circumstances, the legislation permits an Alternative Approval Process (AAP) instead of Assent Voting. This is a less costly method where the public is notified and eligible electors have 30 days to object (like a reverse petition). If 10 per cent or more of eligible electors submit objections, a referendum must be held to proceed. 

View and download map.

The Regional District of Nanaimo (RDN) did include unique identifiers (PID numbers) on the letters sent to each impacted property owner to ensure accurate distribution. However, after careful consideration and consultation, it was determined that including identifiers such as names, addresses, or PIDs directly on the survey ballots would not align with the privacy requirements outlined in the Freedom of Information and Protection of Privacy Act (FOIPPA).

While we acknowledge that anonymous surveys carry limitations, this approach was chosen to balance the need for formalizing community input with legal obligations around personal information. It’s important to note that surveys are distinct from petitions, Alternative Approval Processes (AAPs), and referendums, which are governed by specific legislative requirements (Local Government Act and Community Charter in BC) and do require voter identification and verification. Surveys, by contrast, are a tool for gauging public sentiment and informing decision-making, not for formal voting or binding outcomes.

The facility in question is intended to store a fire truck currently housed on private property. Its purpose is to support long-term service viability and logistics within the Nanaimo River Fire Protection Area. While the building may house a fire truck, it is not designed or intended to function as a staffed fire hall or dispatch centre. This distinction is important under the BC Building Code, which applies different requirements depending on the building’s use and occupancy classification. For example, larger structures intended for equipment storage must meet the standards outlined in the 2024 BC Building Code. Additionally, under the BC Building Code 2024, emergency response buildings are increasingly expected to meet disaster resilience standards, including seismic design and adaptability provisions, to ensure continuity of operations during and after emergencies. 

The RDN does not operate fire departments directly in this service area. Instead, it contracts with volunteer fire department societies to deliver fire protection services. As such, operational decisions—including staffing and dispatch protocols—are the responsibility of the contracted fire service provider. The RDN’s role is to ensure that infrastructure provided to these contractors is safe, compliant, and appropriate for its intended use, which in this case is secure vehicle storage.

We recognize that terminology such as “dispatch” can carry different meanings depending on context. In this case, the movement of a fire truck from storage to an emergency scene is coordinated by the fire department, not the RDN. The RDN’s responsibility is to provide infrastructure that supports service delivery—not to direct or manage emergency response operations.

Short-term borrowing (5 years) has a floating daily rate – it is not fixed over the term of the loan.  Daily rate information can be found on the Municipal Finance Authority (MFA) of BC’s website here.

Loans with terms of ten years or longer will generally receive the same rate for the first ten years. Typically, at the end of ten years, the relending rate will be reset at the current market rate for a period to be determined at that point (likely five years).  Information regarding MFA’s long-term lending rates can be found on their website here. 

The rates used in our RDN projections vary based on the term of the loan.  For our illustrative examples, the following estimated rates were used:

• 5 Year Short-Term Borrowing: 3.50%
• 10 Year Long-Term Borrowing: 4.25%
• 15 Year Long-Term Borrowing: 4.75%
• 20 Year Long-Term Borrowing: 5.00%

The current total assessed value per the 2025 revised roll assessments of all the properties that would be subject to the new charge is $69,498,296.

Under the bylaw that established this service, an owner cannot prepay their contribution in full.  There are circumstances where this may be possible, and staff would bring this forward as an option to the Board pending the results of the survey.  

A loan authorization bylaw was adopted by the RDN enabling up to $280,000 in borrowing for the purpose of constructing, acquiring and upgrading land, buildings, vehicles or equipment for the Nanaimo River Fire Protection Service Area. Borrowing the full amount did not take place, but a loan of $20,761 was taken out in 2006 for capital start-up expenditures. Borrowing was over a 20-year period and will be fully repaid in 2026.

Total contributions of $222,743 have been made to the reserve fund since its inception.  Expenses of $19,380 for the 2022 Feasibility Study for Options Development for the Nanaimo River Fire Protection Service Area in Electoral Area C have been paid from the reserve fund, and interest of $51,737 has been earned from the fund’s inception to July 30, 2025.  This results in an ending balance in the reserve fund as at July 30, 2025 of $255,100.

The final reserve contribution was made in 2022.  However, taxes are still collected in this service area to cover the existing debt and the administrative costs associated therein.

The estimated 50 annual callouts statistic, shared by Fire Chief Young at the September 11 community information session, reflects overall activity across the broader service area. 

RDN staff will work with the Extension Fire Services Society to request a review of incident data to better understand how many calls specifically served the Nanaimo River area and how many were outside the 70+ directly affected property parcels. However, we cannot guarantee that this data will be available before the October 6 survey completion deadline. 

Fire protection services are designed to support regional safety and mutual aid. The proposed facility aims to enhance response capacity for the entire area, particularly in high-risk zones. We will continue to share relevant information as it becomes available.

Yes. The Regional District of Nanaimo (RDN) is the registered owner ‘in fee simple’ of the land described as Lot A District Lot 4 Douglas District Plan VIP85990, located on South Forks Road. The State of Title Certificate dated November 19, 2009, confirms RDN’s ownership and registration of the property for ‘firehall purposes’.

At this stage, the RDN does not yet have a finalized drawing of the proposed fire truck storage facility. The project is currently in the community engagement and survey phase, which is focused on confirming whether there is sufficient support from property owners to proceed with the concept. 

Here’s why drawings aren’t available yet:

• Design work is contingent on community support. The facility concept is still in its early stages and will only move into detailed design if the majority of survey respondents support the project.
• The current proposed concept is purpose-built and will evolve through a detailed design process if the project proceeds. This future phase will consider site characteristics, permitting requirements, planning regulations, and community needs to ensure the facility is both functional and responsive to local context. Importantly, this process requires time, resources, and public funds — investments that should only be made if there is clear community support for moving forward, in order to protect taxpayer value and ensure responsible stewardship.
• We’re prioritizing transparency and accuracy. Sharing drawings prematurely could lead to confusion or misrepresentation of what is still a conceptual proposal.

Even though your home is within 8 km of the Extension fire hall, you are included in the Nanaimo River Fire Protection Area because the boundaries of the service area are set by bylaw, not just by distance from the fire hall.

The Regional District of Nanaimo (RDN) establishes fire protection service areas through formal bylaws, which define the geographic boundaries for service delivery and taxation. These boundaries are based on community needs, property locations, and long-term planning—in addition to proximity to a fire hall. This means that some properties within a certain distance of a fire hall may still be included in a designated (Fire Protection) service area if the bylaw covers that location.

As a property owner within the Nanaimo River Fire Protection Area, you pay fire protection taxes to help fund fire services for everyone in the area, including equipment, facilities, and operational costs. The survey is being conducted to gather input from all property owners in the service area about future fire protection infrastructure—such as the proposed fire truck storage facility—which could benefit the entire area, now and in the future.

Your participation ensures that decisions reflect the needs and preferences of all property owners in the service area, regardless of your distance from the fire hall.

• 1985 - Extension Volunteer Fire Department begins serving the community. Now operates from 2201 Bramley Road.
• 1995 - Extension and District Fire Protection Agreement Authorization Bylaw No. 996, 1995: Creates Fire Protection Area for the purpose of establishing, equipping and operating of a volunteer fire department. Authorizes the signing of a service agreement with the Extension and District Volunteer Fire Department.
• 1996
  1. Regional District of Nanaimo (Extension) Fire Services Regulatory Bylaw No. 1014, 1996 - Establishes rules for the provision, operation and administration of the Fire Protection Area.
  2. RDN Extension Fire Protection Specified Area Outdoor Burning Bylaw No. 1028, 1996: Establishes outdoor burning regulations in the Extension Fire Protection Area.
• 2005
  1. Extension Fire Protection Service Conversion and Boundary Amendment Bylaw No. 1439, 2005: Repeals the Extension Fire Protection Specified Area Bylaw No. 638, 1983. Expands the service area to include the Nanaimo River area and establishes the “Extension Fire Protection” service area for the purpose of “acquiring, improving, constructing or otherwise obtaining property, personnel and equipment to provide fire protection and emergency response to other classes of emergency…”.
  2. Nanaimo River Fire Protection Area Establishment Bylaw No. 1440, 2005: Establishes the Fire Protection Area in the Nanaimo River & South Forks Area. 
  3. Nanaimo River Fire Protection Area Establishment Bylaw No. 1440.01: Removes an inadvertently included property to the service area. 
  4. RDN (Nanaimo River Fire Protection Service) Loan Authorization Bylaw No, 1441, 2005: Establishes the “Nanaimo River Fire Protection Area” to “acquire and improve land, buildings, vehicles and equipment for the service;”. 
  5. Extension Fire Protection Service Capital Charge Bylaw No. 1444, 2005: Establishes a charge of $12,000 “as a contribution in recognition of the capital value of Extension Fire Protection Specified Area assets and as consideration for extending the boundaries of the Extension Fire Protection Specified Area to include properties within the Nanaimo River Fire Protection Area.” 
  6. REPEALED Extension Fire Protection Specified Area Bylaw No. 638, 1983: Earliest establishment of the Fire Protection Area to service the extension community. Repealed by Bylaw No. 1439, 2005.
• 2005-2007 - The RDN works with the province to acquire land for a satellite fire hall, the RDN was granted the crown land in 2007. This property is legally defined as LOT A, DISTRICT LOT 4, DOUGLAS DISTRICT, PLAN VIP85990 and the PID is 028026152. There is a City of Nanaimo owned easement on this land which requires an 8-meter setback.
• 2010 - Nanaimo Reserve Fund bylaw No. 1612, 2010: Specifies money in the reserve fund shall be used for capital improvements, major repairs, expansions, acquisitions or expenditures of a like nature for the Nanaimo River Fire Protection Area. The intention is to accumulate funding towards a future secondary ‘satellite’ fire hall in the community. The proposed satellite fire hall would provide for faster emergency response times and potentially lower insurance rates for residents living within the range of a new satellite hall. Anticipated costs in 2010 were estimated to be approximately $280,000.   
• 2010 to 2020 - Nanaimo River Fire Protection Area Reserve Fund grows.   
• 2021 - Nanaimo River Community Association issues letter requesting the RDN assesses options to ‘potentially stop the annual reserve fund contributions, consider returning the funds, or to rationalize the reserve fund contributions and/or retention of the collected funds’. In response to the request, the RDN retains Tim Pley and Associates Ltd. as consultants to conduct a feasibility study to review options and make recommendations for a satellite hall in the Nanaimo River Fire Protection Area. 
• 2022 
  1. The Nanaimo River Fire Protection Area Reserve holds $216,554 (current value as of June 30, 2025 is $253,810.76). In May, the RDN announces engagement plans supporting the feasibility study including a Get Involved RDN project site, survey and open house. By December, the Nanaimo River Fire Protection Feasibility Study – Nanaimo River is submitted to the RDN and the What We Heard summary report is published. Options outlined include construction of a new centrally located main fire hall, construction of secondary satellite fire hall and the construction of storage garage. To provide maximum benefit to the community, the consultant recommends the construction of a satellite hall, on the Nanaimo River Rd. property owned by the RDN with a cost estimate of $3.5 million. 
  2. Fire Underwriters Survey issues letter to the RDN acknowledging a mapping error will result in downgrading of Dwelling Protection Ratings in the Nanaimo River and Extension Areas. The downgrading is communicated among residents. 
• 2023 - The Nanaimo River Fire Protection Feasibility Study is adopted for information by the RDN Board and referred to RDN staff to explore recommended options including cost considerations, estimates and report back to the RDN Board.  
• 2024 
  1. Based on the Nanaimo River Fire Protection Feasibility Study, the RDN conducts project scoping by identifying and pricing options to meet the needs of the community and Extension Volunteer Fire Department. While undertaking this work, an alternative more cost-effective solution to the satellite fire hall option is developed, the construction of a purpose-built fire truck storage facility on RDN owned property. 
  2. RDN Electoral Area C Director Melanson, hosts a community information session to revisit the recommendations from the Feasibility Study and the scoping work of RDN staff based on the study. Informal feedback from residents attending the session supports the construction of a purpose-built fire truck storage facility that would house the fire truck and be constructed to facilitate the future expansion to a full secondary fire hall status if development and tax base in the service area were to expand.
• 2025 - In June, based on this feedback, the RDN Board approves a formal survey is undertaken to confirm community support for the fire truck storage facility before proceeding to next steps.

The Capital Reserve fund for the Nanaimo River FPA was set up in 2005 to build a satellite fire hall. The reserve fund has collected approximately $18,500 per year since 2005 and with cost escalation on the construction of fire halls, the now $253,810.76 (as of June 30, 2025) is not enough to build a satellite fire hall that meets Fire Underwriters Survey standards.

There would be three main benefits of constructing a satellite firehall. 

1. A satellite firehall would have resulted in reduced response times in the Nanaimo River area, thus improving fire protection service for the properties and residents there. 
2. Properties in the Nanaimo River area would have been within eight kilometres of a recognized firehall, entitling owners of those properties to the insurance premium benefit of the department’s DPG 3B rating.  
3. Expanding the Extension Volunteer Fire Department (EVFD) to two firehalls would have improved the department’s ability to respond to major structure and interface fires throughout its entire service area.

Over time, as the EVFD’s services evolve and improve, the satellite hall would have contributed to an improved fire protection rating for commercial, industrial and multi-family properties (fire protection for these occupancy classifications is rated on a different scale from the DPG).

Update as of July 2025: Based on the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the RDN conducted project scoping in 2023 and 2024 by identifying and pricing options to meet the needs of the community and EVFD, one of which included a satellite fire hall. While undertaking the scoping work, an alternative more cost-effective solution to the satellite fire hall option was developed, the construction of a purpose-built fire truck storage facility on RDN owned property.

Based on the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the minimum cost of constructing a satellite fire hall was estimated to be up to $2.96 million and was considered prohibitive for the taxpayer cost base (number of property owners) in the area. 

Since the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the RDN conducted project scoping in 2023 and 2024 by identifying and pricing options to meet the needs of the community and Extension Volunteer Fire Department, one of which included a satellite fire hall. While undertaking the scoping work, an alternative more cost-effective solution to the satellite fire hall option was developed, the construction of a purpose-built fire truck storage facility on RDN owned property. This is the matter (construction of a fire truck storage facility) being surveyed in September 2025. 

Capital costs (construction and initial outfitting expenses) would have been paid through taxation of property owners in the Nanaimo River Fire Protection Area.  

Operating costs (ongoing operating, maintenance, and replacement expenses) would have been paid through taxation of property owners in the Extension Fire Protection Area (which includes Nanaimo River).

Since the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the RDN conducted project scoping in 2023 and 2024 by identifying and pricing options to meet the needs of the community and Extension Volunteer Fire Department, one of which included a satellite fire hall. While undertaking the scoping work, an alternative more cost-effective solution to the satellite fire hall option was developed, the construction of a purpose-built fire truck storage facility on RDN owned property. 

A satellite firehall would have become a part of the Extension Volunteer Fire Department (EVFD). The department would need to increase its number of firefighters – the main firehall requires a minimum of 15 firefighters plus a chief officer, while a satellite firehall requires a minimum of 10 regularly responding members. The department would experience an associated increase in its administrative workload as well as some logistical challenges connected with operating two separate buildings approximately 10 kilometers apart. 

The addition of a satellite firehall would also have meant that the EVFD would have more trucks and trained firefighters available to respond to major incidents, whether structure fires or interface events, throughout its service area.  

Since the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the RDN conducted project scoping in 2023 and 2024 by identifying and pricing options to meet the needs of the community and EVFD, one of which included a satellite fire hall. While undertaking the scoping work, an alternative more cost-effective solution to the satellite fire hall option was developed, the construction of a purpose-built fire truck storage facility on RDN owned property. 

In Electoral Areas of a regional district, the regional district government must establish a local service area in order to deliver services such as fire protection, water, street lighting and waste collection. The service area is created by bylaw. The bylaw defines the services being provided, the geographic area boundaries within which the services are to be provided and the maximum amount that may be requisitioned through taxation for the services provided from service area residents.

Property Taxes: Fire protection, like any other regional district service, is primarily funded through taxes charged against the owners of properties receiving that service. The total annual cost of service delivery is calculated and covered through taxation of the property owners receiving that service, usually based on assessed values of land and/or improvements, or a parcel tax or combination of these methods. For certain services, the tax requisition may be reduced where there are user fees also being collected.

Fire Insurance Premiums: Owners of private property may insure against the risk of loss, including fire. Any person with a mortgage will be required by the lender to take out such insurance. When insurance companies set premiums (fees) for fire insurance, they take into consideration several risk factors, one of which is the level to which the insured property is protected from fire by a responding fire department. In general terms, the better the fire protection service as assessed by the Fire Underwriters Survey, the lower the insurance premiums. 

This is one option that was explored by the external consultants and can be pursued if that is the will of the RDN Board. The RDN Board will consider the survey responses in making their decision. There is a legislative and financial process involved that would need to be followed and further information would be provided on how a refund would be processed and issued at a later date, should this option be chosen. 

The  RDN typically borrows money for capital projects through the Municipal Finance Authority of British Columbia (MFA). This is the primary lending institution for local governments in British Columbia.

How short-term borrowing works:

1. RDN passes a short-term capital borrowing bylaw, which must be approved by the Inspector of Municipalities.
2. Once approved, the RDN applies for financing through the MFA. Once the loan has been approved, funds can be accessed at any time of year, with flexibility to borrow funds ‘as needed’ up to the maximum dollar amount stated in the bylaw and repay the loan over a term of up to five years.

How long-term borrowing works:

1. RDN passes a loan authorization bylaw, which must be approved by the public—either through a referendum or the Alternative Approval Process (AAP)—and approved by the Inspector of Municipalities.
2. Once approved, the RDN applies for financing through the MFA, which pools borrowing requests from multiple local governments to secure low-interest, long-term loans. The loan term may be from five years to a maximum of thirty years.
3. The Province of BC guarantees these loans, making them very secure and cost-effective.

Short-term borrowing provides the lowest overall costs to taxpayer in principal plus interest. Long-term borrowing provides the lowest annual payment amounts even though the overall costs in principal plus interest will be higher because the debt repayment is spread out over a longer period. 

To help establish appropriate fire insurance rates for residential and commercial properties, insurance companies need reliable, up-to-date information about a community's fire-protection services. Fire Underwriters Survey provides that information through the Public Fire Protection Classification (PFPC) and Dwelling Protection Grades (DPG) insurance grading systems.

Communities across Canada are assessed and PFPC and DPG grades are calculated by Certified Fire Protection Specialists, Engineering Technologists and Professional Engineers. This information is then published in the online Fire Insurance Grading Index. The information published in the online Fire Insurance Grading Index is used by insurers to determine their underwriting capacities and to help set property insurance rates.

When a community improves its PFPC or DPG, insurance rates may be reduced, and underwriting capacities may increase. Every insurance company has its own formula for calculating their underwriting capacities and insurance rates, however the PFPC and DPG classifications are extremely useful to insurers in determining the level of insurable risk present within a community.

Source: Fire Underwriters Survey: Grading & Recognition 

One of the fire insurance classifications Fire Underwriters Survey (FUS) establishes and conveys to FUS member companies is the Dwelling Protection Grade. The D.P.G. is a numerical system scaled from 1 to 5. One (1) is the highest grading possible and 5 indicates little or no recognized public fire protection. This grading reflects the ability of a community to handle fires in small buildings (e.g. single family dwellings).

Source: Fire Underwriters Survey: Dwelling Protection Grade (External link)

Fire Underwriters Survey's (FUS) Dwelling Protection Grade™ program provides important, up-to-date information about municipal fire-protection services throughout the country. The DPG program provides a simple and accurate method of determining whether a fire department meets the necessary benchmarks to effectively fight fires in small buildings such as one and two family dwellings (detached dwellings with not more than two dwelling units).

Fire Underwriters Survey's Certified Fire Protection Specialists collect information about the quality of public fire protection in all built-up communities across Canada. In each of those communities, FUS analyzes the relevant data and assigns a Dwelling Protection Grade - a number from 1 to 5. Class 1 represents exemplary fire protection, and Class 5 indicates that the area's fire-suppression program does not meet the minimum criteria to be recognized for fire insurance grading purposes.

Canadian insurers of one and two family dwellings (Detached Dwellings) use Fire Underwriters Survey's Dwelling Protection Grades in calculating appropriate insurance rates/premiums. In general, the price of insurance in a community with a good DPG is substantially lower than in a community with a poor DPG, assuming all other factors are equal. Learn more. 

Source: Fire Underwriters Survey: Dwelling Protection Grade (External link)

The Extension Volunteer Fire Department (EVFD) is currently rated at DPG 3B (semi-protected).

Alternative Water Supply

A Public municipal-type water supply is not required for DPG 3B, however fire department must have adequate equipment, training and access to approved alternative water supplies to deliver standard shuttle service in accordance with NFPA 1142, Standard on Water Supplies for Suburban and Rural Fire Fighting. A formal plan for use of alternative water supplies must be in place and available for review detailing the alternative water supply points and characteristics. To be credited, fire department access to alternative water supplies must be 24 hours per day and 365 days per year. Refill capacity from alternative water supplies using drafting techniques requires a pump that has a minimum capacity of 450 LPM (100 Igpm) at 275-415 kPa (40-60 psi).

Fire Department 

Apparatus

For each fire hall with a Dwelling Protection Grade 3B, fire apparatus must include:

• a minimum of one triple combination pumper rated at not less than 3000 LPM (625 Igpm at 150 psi), AND
• a minimum of one mobile water supply apparatus with:
• a minimum rated water carrying capacity of 4000 L (880 I.gal), AND

For full credit, apparatus must be designed in accordance with:

• Underwriters' Laboratories of Canada (ULC) S515 Automobile Fire Fighting Apparatus, or
• National Fire Protection Association (NFPA) 1901 Standard for Automotive Fire Apparatus 

In addition, the combined water carrying capacity of the 2 units (noted above) must be at least 6800 Litres (1500 I.gal) total and the fire department must have a transfer system capable of supplying the pumper with water as needed. This may be accomplished by pump or dump valve to a portable tank of at least 4550 Litres (1000 I.gal) capacity.

Credit for fire apparatus will be based on evidence of reliability indicators including the listing of apparatus by ULC, design specifications, fire pump service test records, age, maintenance history, etc. Apparatus is evaluated from the perspective of the capacity to provide structural fire protection.

To be credited, apparatus must be stored in a suitably constructed and arranged fire hall.

Fire Force

For each fire hall with a Dwelling Protection Grade 3B, the credited available responding fire force will include at a minimum:

• 1 Fire Chief (required to respond but not required to be on-duty)
• 15 auxiliary fire fighters scheduled to respond in addition to the number of personnel required to conduct mobile water supply shuttle operations

Emergency Communications

An adequate and reliable means of receiving alarms of fire and dispatching fire fighters is necessary (ex. public fire number, pagers etc.).

Fire Protection Service Area

The boundary of the protected area must be clearly established and registered with the Provincial Government.

Source: Fire Underwriters Survey: Dwelling Protection Grade

Fire Underwriters Survey uses 8km by road as the maximum distance for coverage for personal lines insured properties. Some insurers specializing in rural risks may extend credit for fire stations with recognized fire insurance grades to distances beyond the recommended maximum. 

Source: Fire Underwriters Survey - FFIC-2010-Nov-DissectingDwellingInsurance.pdf

Yes. As per the FAQ Why was the Dwelling Protection Grade Changed Downward in the Nanaimo River and Extension Areas on 1 January 2023?, downgrading was anticipated. Estimates at that time indicated approximately 50 properties could be lowered from 3B (semi-protected) to 5 (unprotected). As of September 2025, a total of 77 property parcels are graded 5. 

Source: 2022 project site FAQs | Nanaimo River Fire Protection Service Area | Get Involved RDN

Fire Underwriters Survey response: ‘Within the Dwelling Protection Grade system for Personal Lines insured dwellings, the maximum road travel distance from a recognized fire station is 8 km. Fire Underwriters Survey publishes Dwelling Protection Grades for Personal Lines insured dwellings at a maximum response distance of 8 km.’ 

Source: 2022 Fire Underwriters Survey (FUS) Response – Dwelling Protection Grade Nanaimo River Fire Protection Area (439 KB)

One of the findings of the 2022 Nanaimo River Fire Protection Area Feasibility Study undertaken by the RDN resulted in Fire Underwriters Survey (FUS) confirming on September 23, 2022 ‘that dwellings in the Nanaimo River fire protection service (area) have been incorrectly categorized within the DPG system as being eligible for DPG 3A or DPG 3B recognition, being within 8km in road travel distance of a responding fire station.’ 

After discussions with the RDN, ‘FUS placed the fire insurance grades on a provisional status for the Extension and Nanaimo River FPA’s until December 31, 2022.’ 

The DPG coverage was maintained until December 31, 2022, and after that date the DPG coverage maps were updated in the Canadian Fire Insurance Grading Index. 

The RDN requested a period (September to December 2022) before the downgrade occurred for the following reasons: 

‘1) Allow time for the RDN to conclude the feasibility study in Extension and Nanaimo River Fire Protection Areas. 

2) Allow for the Regional District of Nanaimo to thoughtfully present this change in the DPG as part of the investigation and analysis undertaken during the study. 

3) Allow for the Regional District of Nanaimo to develop communications (and share the current and new maps) for impacted homeowners as to what the change in DPG means for them.’

Source: Source: 2022 Fire Underwriters Survey (FUS) Response – Dwelling Protection Grade Nanaimo River Fire Protection Area (439 KB)

View and download map.

In 2005, the Nanaimo River area was added to the Extension Fire Protection Area to enable Nanaimo River residents to receive fire protection from the Extension Volunteer Fire Department (EVFD). When the properties were added, it was recognized that a satellite firehall, designed primarily to serve the Nanaimo River area, would be beneficial given the travel distance to the area from the EVFD firehall.   Accordingly, a second service area, the Nanaimo River Fire Protection Area, was created to fund the purchase of land, buildings, vehicles and equipment to provide fire protection services.  

Since 2005, funds have been accumulated under that bylaw for the purpose of constructing a satellite firehall and funding the purchase of fire apparatus and equipment. At present, the Regional District of Nanaimo (RDN) holds $253,810.76 (as of June 30, 2025 ) in a capital reserve fund.

NOTE:  This does not factor into the Dwelling Protection Grade rating. 

Structure fires evolve at a rapid rate. The most effective way to stop the growth of a fire in a structure, to prevent further property damage and risk to persons, is to assemble the necessary resources at the scene to extinguish the fire in as short a time as possible. Within about eight minutes of ignition, a fire can generally be expected to expand beyond the room of origin, resulting in significantly greater property damage and risk to inhabitants.  

A purpose-built fire truck storage facility located in the Nanaimo River area would help reduce Extension Volunteer Fire Department response times in the area and improve fire protection for residents. However, a purpose-built fire truck storage facility would not qualify for Fire Underwriters Survey (FUS) recognition and therefore would not provide insurance premium reductions.  

Constructing, equipping and staffing (with volunteers) a satellite firehall  would involve incurring costs, some of which would require funding through borrowing. When first conceived, in addition to acquiring a property in the Nanaimo River area as a firehall location, the RDN passed a bylaw authorizing the borrowing of up to $280,000 to fund construction. The principal and any borrowing costs would have to be funded through property taxes in the Nanaimo River Fire Protection Area.

Operating a satellite firehall that is recognized by the Fire Underwriters Survey would require 10 regularly responding members to be assigned to that hall. Ideally, members should be drawn from the Nanaimo River area to improve response times. Additional recruitment and training of new members will therefore be necessary. 

Update as of July 2025: Based on the completion of the Nanaimo River Fire Protection Feasibility Study in 2022, the RDN conducted project scoping in 2023 and 2024 by identifying and pricing options to meet the needs of the community and Extension Volunteer Fire Department, one of which included a satellite fire hall. While undertaking the scoping work, an alternative more cost-effective solution to the satellite fire hall option was developed, the construction of a purpose-built fire truck storage facility on RDN owned property. 

A fire truck storage facility is a basic structure used to store fire department trucks. Fire department storage facilities do not have adequate space and amenities to be recognized by Fire Underwriters Survey (FUS) as a firehall and therefore do not contribute to reduction in fire insurance premiums.  

A fire department storage facility would be less expensive to construct and would not be recognized by the FUS for rating purposes. 

Under the BC Building Code 2024, fire halls including a building used for storage of an emergency vehicle such as a fire truck are required to be constructed to a post-disaster standard if they are designated as essential services buildings. 

What Does “Post-Disaster” Mean?

A post-disaster building must be designed and constructed to a higher level of structural resilience than typical buildings. This includes:

• Enhanced seismic resistance
• Greater structural integrity
• More robust mechanical and electrical systems
• Continued operability after a major event

This designation applies to buildings that are necessary for the provision of emergency services to the public during and after a disaster, such as earthquakes, floods, or wildfires. Examples include: 

• Police stations
• Emergency operations centres
• Hospitals
• Water storage, treatment, pumping facilities 
• Power generating stations and substations
• Control centres for natural gas distribution
• Control centres for air, land and marine transportation 
• Some communication and transportation facilities 
• Buildings of the following types, unless exempted from this designation by the authority having jurisdiction: 
  • emergency response facilities
  • fire, rescue and police stations and housing for vehicles, aircraft or boats used for such purposes, and 
  • communications facilities, including radio and television stations

Yes, but only if it meets BC Building Code and post-disaster standards. 

This means that an engineer would need to review the building to ensure that the building is correctly designed to post-disaster standards. Learn more by reading the FAQ: What about constructing a basic garage structure? The importance of BC Building Code and post-disaster standards.