Buying an Acreage in the Fraser Valley: The ALR, Wells and Septic

Room for a big garden, a few horses or a hobby farm draws many buyers to the acreages of Abbotsford, Mission, Chilliwack and rural Langley and Maple Ridge. Country properties come with their own rules and systems, though. Here is what to check about the Agricultural Land Reserve, farm status, the well and the septic system before you buy.

The short version

Is the property in the ALR?

The Agricultural Land Reserve is BC's provincial zone for preserving farmland. It dates from 1973 and covers about 4.6 million hectares, about 5% of the province. On ALR land, both the Agricultural Land Commission's rules and local zoning apply, and a use has to be allowed by both.

• Check the map. The ALC's ALR Property and Map Finder searches by address or parcel identifier. A note on title can help, but the ALC says titles may not show current or complete ALR boundaries.
• Part in, part out. If only part of a property is in the ALR, the ALR rules apply only to that part.
• Past work. ALC inspection records and orders involving companies and public bodies are posted in the Province's Natural Resource Compliance and Enforcement Database, so a search may not show orders against an individual owner. The ALC's applications and notices search shows past applications and fill notices by parcel identifier, and you can also ask the seller.

How big a home you can have

• The main house. Since February 22, 2019, the principal residence on ALR land can have a total floor area of up to 500 m², about 5,380 square feet. A local government can set a lower limit, and anything larger needs ALC approval.
• A suite. One secondary suite is allowed inside the principal residence, though local bylaws can restrict or prohibit it.
• A second home. Since December 31, 2021, one additional residence can be built without an ALC application, where the local bylaw allows it. It must be detached from the main house, and it can be up to 90 m² on parcels of 40 hectares or less, or up to 186 m² on larger parcels. It can be a garden suite, a manufactured home or a carriage house above a detached garage, and it no longer has to be for family.
• Anything more. A third residence, or a home outside these limits, needs an application through the local government, and the ALC must not allow an additional residence unless it is necessary for farm use.

The ALC's guidelines, revised in May 2026, also say that fill for an additional residence needs ALC authorization through a notice of intent, whatever the amount, and that in reviewing it the ALC will look at whether all the homes on the property are clustered within 60 m of the road frontage.

Fill, subdivision and other uses

• Fill. Fill for farm buildings or a principal residence covering up to 1,000 m² doesn't need ALC authorization. A principal residence with a larger fill area, counting the driveway and parking, needs a notice of intent, and bulk filling needs an application. Construction and demolition waste, asphalt, glass, plastics, treated wood and unchipped lumber are prohibited as fill, except that recycled concrete and recycled asphalt can be used to maintain existing farm roads. If a property has a raised pad or a new driveway, ask whether the fill was authorized.
• Subdivision. Most subdivisions of ALR land need ALC approval, there is no automatic right to split off a homesite, and the ALC gives little weight to reasons such as personal finances or creating lots for family.
• Applications. The fee is $900 for a residential use outside the rules and $1,500 for non-farm use, subdivision or fill applications, split between the local government and the ALC. Approval is never guaranteed, and the ALC warns that applications can be delayed.

Farm status and property taxes

A property with a qualifying farm operation can be classified as a farm by BC Assessment, which values the farmland at regulated rates and lowers the assessment that property taxes are based on. The farmer's house is still classed as residential. The minimum gross farm income depends on size:

• Under 0.8 hectares (1.98 acres): $10,000 a year
• 0.8 to 4 hectares (1.98 to 10 acres): $2,500 a year
• Over 4 hectares: $2,500 plus 5% of the actual value of the land over 4 hectares

The income must come from qualifying farm uses. Applications are due by October 31, or the next business day when that falls on a weekend, and late applications are not accepted. If an acreage you are looking at has farm status, ask how the income is earned and what you would need to do to keep it. After you buy, BC Assessment requires a new farm classification application by that deadline if you plan to keep farming.

The well

Groundwater for household use, such as drinking, cooking, cleaning and a small garden, doesn't need a licence. Irrigation and commercial use do. Existing users had to apply by March 1, 2022, and anyone who missed that date has to get a licence before using the water, so ask whether any irrigation well is licensed. Water for animals kept as pets or for household use counts as domestic, but if you plan to water livestock for a farm business, ask whether you need a licence. A water licence and any unpaid fees transfer to a new owner, so ask the seller for the licence and a recent invoice. Fraser Health also calls private wells a "buyer beware" situation, with minimal regulatory oversight. Before you buy:

• Find the records. Ask for the well log, past water tests and any flow tests. The Province's GWELLS database stores registered wells, but registration was voluntary before February 2016, so older wells may not appear. If the well has an identification plate, its number links to the record.
• Look at the wellhead. Fraser Health suggests a casing 12 to 24 inches above the ground, a watertight cap, ground sloping away from it, and septic fields and other sources of contamination at least 30 m away.
• Test the water. Fraser Health recommends a potability test from a certified lab before you buy. After that, HealthLinkBC suggests testing for bacteria at least once a year, and for chemicals such as nitrate, arsenic and manganese every year too.
• Check the yield. A well yield test by a qualified professional shows whether the well can supply enough water. Shallow wells, under 50 feet, are more affected by the seasons, and neighbours can tell you a lot about local wells.
• Shared wells. Fraser Health requires an operating permit when a water system serves more than one single-family home, so ask how a shared well is set up and whether there is a written agreement. The same rule can apply if you connect a second home on the property to your well, so check with Fraser Health first.

The septic system

Acreages outside sewer areas rely on onsite septic systems. Under BC's Sewerage System Regulation, only an authorized person, a Registered Onsite Wastewater Practitioner or a professional engineer, can design, install, repair, maintain or inspect one.

• Get the file. Newer systems are filed with Fraser Health, and the owner receives the plans and a maintenance plan. Fraser Health will search for an existing system's records for $50, with no charge if nothing is found, though it can't promise an accurate diagram.
• Ask about maintenance. Tanks usually need pumping every 2 to 5 years, depending on use. Ask for the pump-out and maintenance records.
• Book an inspection. A practitioner's inspection checks the records against what is in the ground, runs water through the system, looks at the tanks and the dispersal field, and gives you a written report. A dye test alone isn't enough. Fraser Health notes that a new system can be very expensive.

Other things to check

• Farm neighbours. Under BC's right-to-farm law, farmers using normal farm practices are protected from nuisance claims over odour, noise and dust. Complaints go to the BC Farm Industry Review Board.
• Flooding. Floodwater from the Nooksack River reached Abbotsford's Sumas Prairie in November 2021, one of Canada's largest flood disasters, and again in December 2025. Much of the valley floor is protected by dikes, so check the local flood maps.
• Fire protection and insurance. Insurers use the Fire Underwriters Survey grades, and grade 5 means little or no public fire protection. In the rural electoral areas of the Fraser Valley Regional District (FVRD), only areas that pay for fire protection have it. Get an insurance quote early.
• Access. Check the title for easements and rights of way, and confirm how the property is reached.
• Zoning. Abbotsford, Mission, Chilliwack, the Township of Langley and Maple Ridge each have their own zoning bylaw, and the FVRD handles its rural electoral areas. Langley and Maple Ridge are in Metro Vancouver, not the FVRD. Call the planning department about what you want to build or keep on the land.
• Internet. About 80% of rural BC households can get 50/10 Mbps service. Check the federal internet availability map for the address.

Questions buyers often ask me

How big a house can I build on ALR land?

The principal residence can have up to 500 m² of total floor area. A local government can set a lower limit, and anything larger needs ALC approval.

Can I add a second home on an acreage in the ALR?

Since December 31, 2021, one additional detached residence is allowed without an ALC application if the local bylaw permits it: up to 90 m² on parcels of 40 hectares or less, or 186 m² on larger parcels.

Do I need a water licence for my well?

Not for household use. Irrigation and commercial use need a licence, and an existing licence transfers to the new owner along with any unpaid fees.

How often should I test well water?

HealthLinkBC suggests testing for bacteria at least once a year, or right away if the water's clarity, colour or taste changes, and testing for chemicals such as nitrate and arsenic each year.

How often does a septic tank need pumping?

Usually every 2 to 5 years, depending on use. Only an authorized person can inspect or maintain the system, though an owner can do some work under an authorized person's supervision.

Compare three Fraser Valley cities in Abbotsford, Chilliwack or Mission? and the two Langleys in City or Township of Langley?, browse homes in Abbotsford and homes in Mission, or read what a home inspection covers.

This article is general information, not legal advice. Rules were current at the time of writing, and local bylaws vary, so confirm the details with the ALC and your city. For the ALC's guide, see buying and owning land in the ALR.