Zoning and the ALR

Whether a property is rural residential, suburban or in the Agricultural Land Reserve decides what you can build, whether you can subdivide and how land can be used.

Water and Septic

Many rural homes run on a private well and septic system. Their condition and records can make or break a deal.

Usable Land

Total acreage isn’t the whole story. Slope, creeks, wetlands, trees and access decide how much of the land you can actually use.

For Buyers

• Whether the land is in the ALR, and the zoning
• Well records, water quality and flow tests
• Septic filing, age and maintenance history
• Permits for shops, barns and suites
• Usable land versus total lot size
• Lender and insurance requirements for rural homes

For Sellers

• Gather well, septic and permit records before listing
• Show the land as well as the house: drone, maps and boundaries
• Explain what the zoning allows (suites, shops, animals)
• Price against other acreage, not houses in town
• Market to buyers across the Lower Mainland, not just locally
• Expect a longer marketing period than an in-town home

What counts as acreage in Maple Ridge?

Most people mean a property of about an acre or more outside the urban area. That covers rural residential lots, hobby farms and land in the Agricultural Land Reserve. Suburban lots are typically around 0.4 hectares (about an acre), and rural residential lots are typically 0.8 hectares (about 2 acres) with community water, or 2 hectares (about 5 acres) on a well.

Is the property in the Agricultural Land Reserve, and does it matter?

It matters a lot. ALR land is protected for farming, which limits subdivision, non-farm uses and the size of homes. A principal residence in the ALR is generally limited to 500 square metres of floor area, and fill and soil work have their own rules. You can check whether a property is in the ALR on the Agricultural Land Commission’s ALR map before you write an offer.

Can I build a second home or garden suite on acreage?

Often, but the rules depend on the zone and whether the land is in the ALR. On ALR parcels of 40 hectares or less, provincial rules allow an additional residence of up to 90 square metres without an ALC application, and Maple Ridge caps detached garden suites in the ALR at 90 square metres or 15% of the lot, whichever is less. Outside the ALR, Maple Ridge allows detached garden suites of up to 140 square metres or 15% of the lot in the zones that permit them. Confirm with the City before you buy.

What should I know about wells and septic systems?

Many rural properties in Maple Ridge are on a private well and septic system. Ask for well records, a recent water quality and flow test, and the septic system’s filing and maintenance history. Have both inspected by qualified professionals during your subject period. Replacing a failed septic field or drilling a new well is expensive, so these inspections are some of the most important on an acreage.

Is it harder to get a mortgage on acreage?

It can be. Some lenders limit how much land they’ll include in the value, or treat properties with farm buildings or large shops differently. Get pre-approved with a mortgage broker who regularly finances rural properties, and tell them the lot size and any outbuildings up front.

Will I get farm tax status?

Farm classification comes from BC Assessment, not the seller. It depends on the land producing a minimum amount of farm income each year, based on the size of the property. Ask for the current assessment class and how the land is being farmed. Don’t assume the status will carry over after you buy.

Can I keep horses or livestock?

On many rural and agricultural lots, yes, but zoning sets the rules. In Maple Ridge’s RS-3 rural residential zone, for example, agricultural use isn’t permitted on lots under 0.4 hectares, and some livestock operations have extra setbacks. Check the zoning and any covenants before you plan for barns, paddocks or animals.