BC Land for Sale – Water Well Advice for Rural Area Properties

BC Land for Sale: What You Need to Know About Real Estate and Water Well Systems

Our office receives hundreds of phone calls a year regarding BC Land for Sale, with people requesting information about purchasing Land for Sale in British Columbia and what they need to know when buying property in a rural area of the province. More often than not, the #1 question is typically about servicing BC Land for Sale with a water source.

Why This Article is Important for Purchasing BC Land for Sale

In this article, “BC Land for Sale” refers to real estate in British Columbia that either already has a septic system or will soon need one.

Suppose a municipal or community water system does not service property or land for sale in British Columbia. In that case, most properties in the province will either have or require a private water well or septic system.

I’m Colleen Roberts; I did work in the BC real estate industry for ten years, followed by another 30 years in the BC groundwater and water well industry. I’ve assisted purchasers and sellers for many years with navigating through the maze of information often required when purchasing, building, or subdividing properties serviced by water wells and septic systems in British Columbia, and I continue to do so.

Disclosure:

Please do not use this article as legal advice, as Colleen is not a lawyer. Consider this information as a guide for purchasers and sellers who may need details when purchasing BC land for sale in a rural area. If you require legal advice, please consult with a BC lawyer.

The Rural Migration Trend in British Columbia

During COVID-19, millions of people worldwide demonstrated that you don’t need to be in a downtown office to accomplish your work. As a result, many are planning for the “new normal” with excellent rural internet providers; they see remote working as an opportunity to move out of the city into a rural area with more room and lower property prices.

Urbanites are increasingly inquiring about BC Land for Sale, including farms, rural land, timberland, and lake cabins in rural areas, prompting real estate agents across British Columbia to view this as a significant opportunity.

Covid-19 and rural internet connections have revolutionized the rural land market in British Columbia, increasing the need for specialized information and real estate agents with experience in selling rural land. This market requires in-depth knowledge to protect both buyers and sellers.

BC Land for Sale: What You Can’t Afford to Ignore

Whether you are a buyer or seller, however, there’s one aspect you can’t afford to ignore: water!

Rural properties in BC are typically not connected to municipal water supply or sewage systems. Domestic water for human consumption and other purposes—such as animals, irrigation, or swimming pools—is generally provided via one or more private water wells located on the property. Buyers, therefore, need to educate themselves on what to look for when investigating potential properties and when choosing a real estate agent. Sellers, in turn, need to be able to verify the year-round quality and quantity of their well water or water source.

“We seeded one acre of grass, bought turf for a grassed dog run, and planted just over 720 cedar trees to create a hedge around our property. We used an old dug well linked to a new dug well we installed during construction for irrigation.

Both wells ran dry by the end of July 2018.”

— E & E Cameron, Parksville

Buyer Beware: Before Buying Land for Sale in British Columbia with a Water Well.

Most homebuyers would never dream of purchasing a home without arranging for a thorough home inspection. Some BC property owners don’t realize they’re even using well water until it runs dry!

That’s often when the headaches—and the expense—begin.

“We drilled wells at three locations as far as the bedrock at the cost of $33,896.76. The first well was dry, and the second and third wells—which are the source of our potable water—were only adequate for 0.5 and 1.0 gallons per minute (GPM), respectively. After our irrigation wells dried up, we drilled the fourth well at the cost of $7,381.50, but it was also dry.”

— E & E Cameron, Parksville

5 Steps to Buying Land for Sale in Rural Areas

People often purchase a home with some property or BC land for sale without knowing what to look for or do when the water supply consists of a private drilled well and septic system. Here are five things to consider before, during, and after your purchase:

• Choosing a real estate agent
• Exploring the market
• Making an offer
• Closing the deal
• Looking after your water supply

How to Choose the Best BC Real Estate Agent

If you’ve always lived in a home connected to a municipal water source and are looking for BC land for sale, find a BC Real Estate agent with lots of experience in rural area properties. Real estate deals involving water wells and septic systems, among many other things, require an experienced real estate agent with this specialized knowledge.

Reputable agents with several years—if not decades—of experience in your chosen province area are there to guide and protect many BC rural land buyers. Real estate agents without adequate knowledge, experience, or resources often involve themselves in BC land sale deals, failing to protect their clients.

Don’t hesitate to shop around, interviewing three or more agents before selecting the one you feel you can trust and who will represent your best interest when purchasing BC Land for Sale.

You need a licensed, trained, insured, and ethical business real estate agent who understands what it takes to purchase Land for Sale in BC, including raw land, ranches, working farms, hobby farms, agricultural land, and rural development land. Most of them will have years of hands-on BC real estate experience with a deep understanding of the specialized knowledge required to work in rural land sales.

Water Wells and Non-Disclosure in British Columbia

In British Columbia, you should expect non-disclosure when buying real estate with a water well, so it’s crucial to conduct your due diligence before signing with an agent or completing your purchase.

One way to identify a trustworthy agent is to ask if their service includes collecting the water samples personally, sending them to the lab, and delivering the reports. The answer should always be a quick and definite “NO.”

What is a Conflict of Interest?

No agent wants a problem with a deal; I understand that… but unsafe water wells can be a deal-breaker, and most agents know that too. The lab may discover a contamination issue or a well pumping test that quickly determines the well goes dry; these are potentially very serious problems with a private water source. That’s why most professional BC real estate agents will not get involved in sampling well water and water testing—it’s a conflict of interest for a sales agent to do so, and most agents won’t if they are aware of the possible consequences.

Despite the rarity of unscrupulous sales agents, it’s crucial to maintain transparency by conducting your own water testing and collaborating with a third party who has expertise in water sampling and interpreting water analysis reports.

Poor Water Sampling Procedures May Cause Unnecessary Concern

Remember, as a purchaser, you are concerned for your best interests, but the vendor must also be considered and protected equally. This article focuses on BC land for sale and water well issues. Remember, many water systems are problem-free, but we cannot determine this without testing and conducting a water well inspection.

It is also not advantageous for the sale if someone takes water samples and makes a mistake, which leads to a failed water report from the lab, especially if there is not a problem! To find out whether there is a problem with the well or whether incorrect sampling techniques led to the failed water report, everyone must go above and beyond, usually at the last minute.

What? Chlorine in Well Water Samples! Whoa…. How Did That Happen?

Chlorine in water samples is a common occurrence, with city water samples often replacing real well water samples when they arrive at a lab. While this trick may prevent a failed report for a contaminated water well from upsetting a deal, it’s unethical and potentially dangerous!

Always try to hire an independent water well inspection company in your local area that handles the water samples and completes the water well system inspection when possible.

Local Water Treatment and Well Pump Companies

Remember, water treatment companies are not independent or at arm’s length either; failed lab reports, contaminated water wells, and deteriorated water systems, including the well pumps, often become an opportunity for upselling equipment and water treatment systems. This can potentially lead to a conflict of interest and unnecessarily cost individuals thousands of dollars.

When a real estate deal is on the verge of collapse and there is significant pressure to maintain it due to fear or duress, individuals often agree to almost anything without considering the possibility of misrepresentation.

Replacing a Water Well System is Costly

When you are talking about a private water system on BC land for sale that may be worth more or less $50,000 to $75,000 to replace, if even possible, with the addition of a lot of time and effort involved, I think we should be dealing with the water systems on BC land for sale accordingly.

Why is it the purchaser’s responsibility to identify any issues with a water well system on a property for sale in BC? All these inspections can cost a significant amount of money, and often, if luck favours them, the purchaser just walks away from the deal. Others may not be and can certainly pay the price,

Most people don’t want a well that goes dry or offers very limited water for part of the year; wells can also experience seasonal changes. I speak with people almost daily who have been left with nothing but their own resources, and almost always, they would have left the deal if they had known about the water issues.

Water Well Problems Typically Are Not Sudden

Vendors are aware of their water well issues, which is why they often fail to disclose them when listing rural BC land for sale. The cost of repairing or replacing a well is not something the vendor will often want to do; if it has been an ongoing issue, they would have likely resolved their water well problem before listing their property for sale. Water well problems are often a process of gradual deterioration; typically, they don’t suddenly occur.

The property may get sold without replacing or repairing a well, leaving the new owner to quickly discover that they may need to be considering the high legal costs of remedying the water well problem.

Rather than seeking legal advice, the new owner either limps or lives with the situation. If they find their current water well situation unacceptable and have the financial means, they may drill a new water well and pumping system, which can often cost tens of thousands of dollars.

Purchaser Agrees to Purchase BC Land for Sale “As is Where is”

When the BC real estate market is hot, there can be numerous competing offers, causing the fear of loss and panic buying that I mentioned earlier. Purchasers are often advised to submit their best offer if they desire the property, as they will frequently be competing with other purchasers.

The best offers for a seller are often “subject-free” regarding the water well system. Still, the counteroffer that comes back to the buyer may include a clause stating the “purchaser agrees to purchase the property as it is, where is” at this point, often without any opportunity for water testing or water well inspection!

But what else can you expect from a buyer coming from the city, perhaps who has never been on a water well or a septic system and is represented by a BC real estate agent who may not even know what a water well looks like? Far more accountability is necessary to ensure protection.

Selling Your BC Property? Don’t Let Water Testing Sink Your Sale

Why Your Well’s Reputation Matters

Let’s discuss well water testing, which has the potential to significantly impact your property sale. If you’ve just gotten lab results suggesting your well might be contaminated, don’t panic. Water testing reports may not always provide a complete picture. Sometimes it’s as simple as a sampling error providing a false lab report. As a seller, the last thing you want is for your water well to be labelled contaminated based on inaccurate information.

Your Water Well’s History: A Valuable Asset

Wise BC property owners keep their old water test reports handy. Think of them like your water well’s health records—they show patterns over time and may also help you notice any water quality changes as they occur.

Test the Well Water Before You List Your BC Land for Sale

Here’s what I always tell property owners: get your water tested before you even think about listing. I always recommend an essential drinking water test; it’s affordable and perfect for both property owners and a purchaser, as it will determine if the well water complies with the Canadian Drinking Water Guidelines, which ensures your water is safe to drink. 

Preparing for Buyer Due Diligence Now, your buyers will probably still want to do their own testing – that’s just good due diligence. But having your own recent results means you’re not caught off guard if their tests show something different. You’ll have something concrete to compare against.

The Smart Seller’s Strategy The bottom line? Deal with any water issues before you put that “For Sale” sign up. Trust me, it’s much easier (and cheaper) than scrambling to fix problems at the last minute when you’ve got anxious buyers or nervous mortgage lenders breathing down your neck.


If a lab report indicates a potential contamination issue, it may not be accurate due to improper water sampling, among other reasons. The report informs you, the seller, that there is a contaminated water well. This may not be the case at all, and you don’t want to have your well labelled as contaminated, especially by a non-expert.

Having access to past water reports is essential for monitoring the quality of your well water and comparing prior results.

As a seller, it’s wise to inspect and test the water system before putting a property on the market. Verify the quality of your well water for your own protection. I always recommend an essential drinking water test; it’s affordable and perfect for a property owner and a purchaser, as it complies with the Canadian Drinking Water Guidelines, which ensures your water is safe to drink. 

When a buyer presents an offer on your property, they may still choose to carry out an independent inspection and send samples to a lab for water quality testing, but you will have your own report to compare if there’s a serious discrepancy.

Try to take care of all water well issues before listing; it just makes the selling of BC Land for Sale so much easier and less costly than having a laundry list of water well problems pop up on the eleventh hour that may cause the purchaser or mortgage lender to walk away.

If there is any concern, it may be important to test lead in drinking water in British Columbia.

Note: There are reliable, fast, easy ways to test well water for toxins, lead, coliform, and other contaminants.

Water-Related Leading Questions to Ask a Potential Real Estate Agent Prior to Purchasing BC Land for Sale

• How many properties without a municipal water connection have you sold?
• What should I know before buying a property with a drilled water well for potable water?
• What should I know about water licensing in British Columbia?
• How do I have the water system and water well inspected for condition and capacity?
• Should a pumping test be performed to ensure the well produces adequate water?
• What steps did you take to confirm the availability of a secure source of potable water?
• Have any of your clients experienced problems with their water wells after purchasing through you?
• Can you provide a list of clients I can call who purchased properties with water wells?
• Who is responsible for collecting water samples and sending them to the lab for water quality tests?
• Is it a conflict of interest for a water treatment company to be handling my water samples?
• What conditions will be included in an offer to ensure I have a year-round, safe water source?
• How will you know if a water well on a BC property for sale ever runs dry?

It’s important to hire a competent real estate agent to represent both purchasers and sellers of BC land for sale serviced by a water well; they should be very knowledgeable about selling Real Estate with water wells and septic systems.

Purchasing BC Land for Sale: Suburban vs. Rural Area Properties

Once you’ve chosen an agent and identified potential real estate in BC that meets your needs, due diligence begins. If you’re the independent type who likes to do things themselves—or are buying a vacant property—this step is even more critical.

Buying a rural property differs significantly from purchasing one with a municipal or community water supply, where water awareness and conservation are the norm rather than the exception. While there are many reliable water systems located in rural areas of BC land for sale, when the anticipated—and indispensable—water supply dries up, buyers can find themselves in a highly stressful—and potentially costly—situation.

“We drilled wells at three locations as far as the bedrock at the cost of $33,896.76. The first well was dry, and the second and third wells—which are the source of our potable water—were only adequate for 0.5 and 1.0 gallons per minute (GPM), respectively. After our irrigation wells dried up, we drilled the fourth well at the cost of $7,381.50, but it was also dry.”

— E & E Cameron, Parksville

Often, a purchaser discovers water well issues only after moving into their new property. There’s little protection in British Columbia when dealing with private water well systems, with many deals being a situation of “buyer or seller beware.” Many buyers purchase a property only to find their wells drying up in mid-to-late summer (especially true of shallow-dug wells), but drilled wells can just as easily not produce enough water and go dry.

If the water becomes an issue, your only recourse is to try to repair a well (unlikely), drill a new well, or initiate a lawsuit. All options are costly, but taking the matter to court won’t give you the necessary water. Instead, conduct thorough research before entering the situation.

Remember, sellers’ and buyers’ interpretations and opinions regarding a water well may vary significantly. A seller used to living in drought-like conditions may see a seasonably dry and perfectly normal and will skillfully turn bath water into laundry water. However, a buyer from the city may not view reusing bath water to do the laundry as acceptable… it happens.

Some water wells, even with careful rationing, will go dry, leaving the property owner with little choice but to haul bulk water until their private water well begins to recharge, which can take months. It can turn into an awful situation quickly, and most people are not prepared to live without a reasonable supply of water.

Has Bulk Water Previously Been Delivered to the Property?

One aspect not often freely disclosed is whether water has ever been hauled to the property and the reason for water delivery. Don’t be afraid to call the local water hauling companies near you and ask if the property’s address is in their database. The time spent may save you a lot of headaches… unless you want to haul water too.

A property lacking water may be indicated by additional water storage tanks, rain barrels, a rainwater collection system, and poorly maintained or absent landscaping. Frequently, a property owner utilizes a trailer with a water tank, making frequent trips to replenish it.

The property owners often choose to haul smaller amounts of water themselves instead of relying on expensive bulk water haulers, causing them to have to fetch water more frequently. Whether you can afford a water hauling company or need to DIY with a trailer-mounted water tank, hauling water is never enjoyable.

This is a Good One—Water Tank Storage Systems

Over the past 30 years, I have learned that a BC property owner who decides to sell their property with a water well issue (either quality or, more often, quantity) may decide not to disclose to prevent the loss of a sale or the need to upgrade to pay for a badly needed water system upgrade.

The vendor may have a large water storage tank and re-pressurization system on the property. The vendor appears to have connected the tank to the water well, and it appears to be in good condition, perhaps even overly so. Occasionally, a vendor may opt to clean their water storage tank and even cover the cost of a water hauler during the property’s sale, ensuring the tank remains clean and fully stocked with potable water.

An unaware purchaser will see the clean water from the water storage system running through the water taps in the home; the water quality looks fantastic, right? We collect water samples, and the water quality report reveals that the water meets the Canadian Drinking Water Guidelines, which should come as no surprise.

When I come across a report that appears exceptionally clean, I tend to question its veracity, particularly if it includes raw water from the well that is supposedly responsible for maintaining the water storage tank. Those familiar with water chemistry and systems will recognize this strategy… I hope.

Every once in a while, some severe cases of misrepresentation will become apparent; some situations are just downright fraudulent and can become a real problem for an unaware purchaser or real estate agent in British Columbia. Unfortunately, it’s often the purchaser stuck with the cost to resolve the problem.

Whatever a vendor warrants, get it in writing, inspect, and test the water—it’s cheaper than paying a huge well drilling and well pump invoice to replace what you thought you had.

It’s crucial to recognize situations like the one above quickly; even the most seasoned real estate agent could fall for a seller’s deceitful tactics; there are numerous tricks available if that’s the vendor’s preferred strategy. Please note that this example is extreme, but some sellers will use fraudulent tactics. Yep, even the sweet little old lady may not be exempt from unscrupulous tactics; I’ve really seen it all.

BC Land for Sale: The Good, the Bad, the Ugly

I would like to quickly point out that there are many types of water systems in rural areas of British Columbia… some water well systems are GREAT; the owner has a wonderful water well and has maintained the system nicely. Some water systems may not be as effective as others, and some systems may not even qualify as water systems. I hope that by providing this information, it will help prevent a problem for you down the road when purchasing real estate with a water well in British Columbia.

Important Water-Related Questions and Documentation

When considering BC land for sale, ask questions about the water well and request copies of the well record, also known as a well drilling report or well log, along with water quality test results to understand the property better. If the property requires financing, your mortgage provider may request some—or all—of these documents before committing to a mortgage.

Documents that the seller or their agent should disclose include:

• If available, a copy of the BC water well record (well drilling report) may also be available online.
• All past water quality test results (many property owners test annually)
• If the well has ever undergone a pumping test, provide the yield test or flow results.
• Closed wells (decommissioned) on the property
• Installation records and receipts for the mechanical side of the system—pump, pressure system, water storage system, water treatment, filtration, sterilizers, etc.

It’s important to understand that you are in a “Buyer Beware” situation when it involves real estate and water wells in British Columbia. You have every right to expect full disclosure from the vendor, but the truth does not always prevail, and once you are the proud new owner of a water well that notoriously goes dry each summer, you will find that you typically have very little protection after the fact; no one is going to pick up your phone call and offer to drill you a new water well.

Make sure to conduct thorough research before buying land for sale in BC; I just know this post is going to save someone a lot of money.

Ask the right questions and conduct a water well system inspection, water tests, and maybe a pumping test to ensure that you will not need to spend upwards of $50,000 to install a new well and water system.

What Happens When the BC Real Estate Market is HOT!

Plenty happens when you’re in a hot BC real estate market, and people are under pressure to make real estate purchasing decisions because of fear of losing out on a deal. Sometimes you just need to step back and let some common sense prevail.

Normally, water well inspections and water test reports take up to 2 weeks to complete, mostly because of the analytics. Most water test laboratories require 10-12 days to complete a package for a private water well located on BC land for sale.

When the real estate market is booming in British Columbia, purchasers may be told at the time of the offer that they do not have 2 weeks to do their due diligence on the well, as they may be competing with a dozen other offers on the BC land for sale, so they take their chances and make an offer without any subjects pertaining to the water well.

Water well replacement is very costly; the cost of drilling a well in British Columbia has increased substantially over the past couple of years. If you buy land for sale in British Columbia without factoring in the cost of drilling a well, you may face unexpected expenses.

Once a purchaser has taken possession of their new property, that’s when the truth often becomes apparent. We receive many requests for water well drilling estimates throughout the drilling season, from about June to January, and the majority of them are because the existing well has gone completely dry or is not producing enough water to even sustain a home.

I always ask the property owner how long they have been on the property; they often admit they are new to the property and were told they had plenty of water only to discover they have a major water issue… the well has gone dry, and often the well goes dry every summer, but they were not informed.

BC Land for Sale—Who Pays for the Well Drilling Invoice?

At this point, if you are new to a property and your well goes dry, I promise there will not be a flurry of people stepping up to the plate to help you with your new financial burden. I’ve heard the stories… hundreds of them over the past 30 years.

If you are looking to purchase BC land for sale serviced by an existing water well, you are in a “Buyer Beware” situation in British Columbia, and unless you want to throw a ton of money at legal fees, you may as well accept that you will most likely be paying the entire cost to drill a new water well and install a new pump, pressure system, and maybe a water treatment system too.

The Cost to Drill a Well in British Columbia

The cost of drilling a well in British Columbia will vary greatly. It depends on so much. If you want to learn more about the BC Well Drilling Cost it’s important to have a detailed well drilling estimate completed for the subject property.

Well drilling costs may range from about $12,000 on the very low end to $50,000 on the high end, and that’s if you are only drilling once and don’t drill a dry hole on the first attempt. There are other costs to installing a new water system once the well is drilled, such as the well pump, water system, and possibly water treatment system.

Whether you are purchasing BC land for sale that does not have an existing water well or you need to replace an existing water well, it will require a detailed well drilling cost estimate to determine the cost to drill in your local area.

You can see that choosing to work with an experienced real estate agent when purchasing land for sale in a BC rural area may prove to be invaluable; there’s more to consider than just the water well system and what this article covers, but rural area real estate agents will protect you better than an agent that has little to no experience with these types of properties.

BC Land for Sale with a Water Licence

If groundwater is used for any non-domestic purpose, the property owner must have a water license (or have applied for a water license by the deadline of March 1, 2022). If that’s the case, request copies of:

• The water license
• A recent invoice from Front Counter BC detailing annual water rentals and any outstanding yearly rentals or late payment charges

The transfer of a water license to a new owner includes all associated water fees and rentals, including any unpaid or overdue amounts. If that’s the case, talk to the current owner about updating the account.

To find out if the property has received a water license for non-domestic groundwater use, search the water rights databases.

What Uses in British Columbia are Deemed for Domestic Water Purposes?

Generally, domestic water use in BC includes the use of water for basic household water use as well as providing water for animals and livestock used by the household; this does not include commercial uses or pets.

Under section 2 of the Water Sustainability Act, “domestic purpose” is defined as follows:

“Domestic purpose” means the use of water for household purposes by the occupants of, subject to the regulations, one or more private dwellings other than multi-family apartment buildings, including, without limitation, hotels and strata-titled or cooperative buildings, located on a single parcel, including, without limitation, the following uses:

(a) drinking water, food preparation, and sanitation;
(b) fire prevention;
(c) providing water to animals or poultry kept
(i) for household use, or
(ii) as pets;
(d) irrigation of a garden not exceeding 1,000 m² (10,763.9 sq. ft.) that is adjoining and occupied with a dwelling;

Examples of water uses that fall under the “domestic water use purpose category”

There may be different situations that arise that also fall into the domestic use purpose.
Below are common examples that may fall under domestic purposes.

• The landowner(s) are responsible for supplying water to one primary dwelling.
• A piece of land has multiple owners (e.g., the British Columbia land title indicates “joint ownership” or “tenants in common”) who jointly own, operate, and maintain the water supply system. These owners use the water for household purposes in multiple dwellings on the land, excluding multi-family buildings such as apartment buildings, strata developments, or cooperative developments.This differs from a strata-titled development, where the common property of the strata corporation encompasses the water supply system, necessitating a license for waterworks purposes from the strata corporation or cooperative.
• One landowner owns, operates, and maintains the water supply system that delivers water to a private dwelling rented or leased to others. The owner may have multiple rental dwellings on the parcel.

Learn More About Water Licensing in British Columbia

Domestic Water Use in British Columbia
Water Licensing and Rights in British Columbia
British Columbia Water Sustainability Act
BC Water Sustainability Act Groundwater Licencing Deadline

British Columbia Water License Deadline

A critical deadline for select groundwater users expired on March 1, 2022.

March 1, 2022, was the final deadline to apply for a water license for “existing groundwater users in British Columbia”—those” who were using groundwater from a water well or dugout on or before Feb. 29, 2016, for non-domestic purposes such as irrigation, commercial, or industrial use. A BC water licence is not required for a household well or groundwater used for domestic purposes within the province, such as watering small lawns and gardens not exceeding 1,000 m² (10,763.9 sq. ft.).

There could be serious consequences for property owners who missed the March 1, 2022, deadline. Existing groundwater users who have not applied by the deadline will be unauthorized and must stop using water immediately.

Property owners in British Columbia who fail to meet the deadline will be considered as “new users,” losing the recognition of their historical first use date, and potentially facing license refusal in water-stressed areas. The historical date (FitFir) is crucial because older licenses get priority access to water during water shortages.

First in Time—First in Right (FitFir)

In BC, the exercise of water rights follows a priority system based on their respective priority dates. This is commonly referred to as ‘First in Time, First in Right’ or FITFIR. In times of water scarcity, licensees with earlier priority dates have the right to use their full water allocation before junior licensees.

For example, a BC water license with a 1930 priority date would have precedence over a license with a 1960 priority date, regardless of the purpose for which the water is used. The WSA maintains FITFIR but introduces some modifications.

Missing the deadline could be costly and may include fines for unlicensed use of groundwater. Water licence applications made after the deadline of March 1, 2022, would not have benefited from the waived BC water licence application fee and may now require costly studies to support a water licence application.

Purchasing Land Without Water

Due diligence is also essential if you plan to purchase BC land for sale and build on the property without existing access to water. One can often attribute the absence of water to two factors:

• Subdivisions: Subdivision and development regulations govern most areas today, requiring a proven water source to meet the requirements. However, regulations requiring a proven water source to be available for the subdivision’s registration may not have been in place before a property underwent subdivision. The seller will still want top dollar for the property but will probably be reluctant to spend money on verifying water availability.

That doesn’t imply that there is no water on the property, but it does imply that someone will have to pay to drill a new well to service it. This raises several questions:

• Who pays for the water well drilling and pumping system?
• What is the risk of buying the property without water?
• Will your lender—if required—be willing to attach
a mortgage?

Failed well drilling attempts: Some properties have been drilled several times without finding water, or maybe the groundwater is too deep to make drilling financially viable. This doesn’t necessarily mean there’s no water on the property. Still, it’s unlikely the seller will readily admit to having spent $30,000-50,000 or even more in failed attempts to locate water before finally giving up.

Always ask the seller the following questions:

Questions for the Owner of BC Land for Sale

Shared Water Wells in British Columbia

If the thought of sharing your water with a neighbour disturbs you, it may be wise to move on and find another property, regardless of whether or not it’s registered. If the well is on the neighbouring property, the wise course would be to safeguard yourself by simply drilling yourself a water well if possible.

IMPORTANT: If the property has its well but is near the property line, verify that it is within the boundaries of the BC property for sale. Regarding water wells, never rely on visible signs such as fences, hedges, or walls to determine ownership.

Many property owners have found—too late—that their existing or newly drilled well is on their neighbour’s land. If a well is situated—or a potential drilling site identified—close to the property’s boundary, it’s worth the time and expense to get a proper surveyor’s report.

There has never been an established horizontal setback for water wells from property boundaries in British Columbia; I tend to use a 10′ rule when we get that close while drilling to a boundary.

Go Meet the Neighbours; They are Often a Wealth of Information

One of the best ways to learn about local water issues is to talk to the neighbors. Neighbours are often familiar with the water well quality and yield of surrounding properties, making them a valuable resource for understanding the actual state of water in the area.

British Columbia Water Well Search

When buying land in British Columbia, understanding the well registration system is essential. Since February 2016, registering a well became mandatory, and BC’s Well Search database now includes over 120,000 wells with details like construction date and depth. However, many older wells remain unregistered, with estimates of over a million in service. To ensure accurate information about water sources and compliance with provincial regulations, it’s important to conduct thorough due diligence by consulting the BC Well Search or the Water Sustainability Branch.

BC Well Search
For comprehensive information on well registrations in BC, visit the BC Well Search.

Understanding Shared Water Well Regulations for Land Buyers in British Columbia

When exploring land for sale in British Columbia, it’s essential to consider the regulations surrounding shared well systems. British Columbia’s Drinking Water Protection Act and Regulation generally classify a single well as a small water system if it supplies water to multiple neighbouring properties. This means that an operating permit from the local health authority is required because the well serves more than one single-family residence for domestic purposes.

Owners of such shared water systems must ensure several key requirements are met. These include having a qualified operator to manage the system, conducting regular water quality monitoring to maintain safety standards, keeping detailed maintenance records, and developing emergency response and contingency plans. Additionally, compliance with all drinking water protection regulations is mandatory to ensure the system operates smoothly and safely.

Property owners sharing a well also need to establish clear agreements regarding shared costs and define maintenance responsibilities to prevent disputes. It’s crucial to maintain proper documentation of the system and secure access rights and easements to allow for necessary maintenance and inspections.

There are some exceptions to these requirements, such as systems that only serve the water supplier’s residence and their employees, systems specifically excluded by regulation, or those that have received exemptions from the local health authority. However, these exceptions are limited and typically require thorough justification.

We strongly recommend consulting with local health authorities and legal professionals due to the complexity of managing a shared water system. They can provide guidance tailored to your specific situation and ensure that all regulatory requirements are fully met. This proactive approach helps safeguard the quality of your water supply and ensures compliance with British Columbia’s stringent water protection standards.

Directory of British Columbia Environmental Health Offices

1. Vancouver Coastal Health

Environmental Health Services
Vancouver Coastal Health oversees a wide range of environmental health programs, including food safety, public health inspections, and environmental monitoring.
Visit Vancouver Coastal Health Environmental Health Services

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2. Fraser Health

Environmental Health Services
Fraser Health provides services related to food safety, water quality, vector control, and environmental assessments to ensure community health and safety.
Visit Fraser Health Environmental Health Services

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3. Interior Health

Environmental Health Services
Interior Health manages programs focused on public health inspections, environmental monitoring, water quality, and pest control to protect the health of residents in the Interior region.
Visit Interior Health Environmental Health Services

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4. Island Health

Environmental Health Services
Island Health offers environmental health programs that include food safety inspections, water quality monitoring, and environmental protection initiatives across Vancouver Island and surrounding areas.
Visit Island Health Environmental Health Services

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5. Northern Health

Environmental Health Services
Northern Health provides environmental health services such as food safety, water quality management, and environmental monitoring to support the health of communities in northern British Columbia.
Visit Northern Health Environmental Health Services

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6. Provincial Health Services Authority (PHSA)

Environmental Health Initiatives
While PHSA primarily focuses on specialized health services, it collaborates on environmental health initiatives related to public health and safety across the province.
Visit PHSA

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Municipal Environmental Health Offices

In addition to the regional health authorities, many municipalities in British Columbia have their own Environmental Health Departments that handle local issues such as building inspections, waste management, and local food safety regulations.

Here are a few major municipalities and their Environmental Health contacts:

• City of Vancouver
  Visit Vancouver Environmental Health
• City of Surrey
  Visit Surrey Environmental Health
• City of Victoria
  Visit Victoria Environmental Health
• City of Kelowna
  Visit Kelowna Environmental Health

For other municipalities, it’s best to visit the respective city or town’s official website and search for their Environmental Health or Public Health departments.

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Additional Resources

• BC Well Search
  For comprehensive information on well registrations and environmental health related to water sources in BC, visit the BC Well Search.
• Water Sustainability Branch
  To inquire about water management and environmental health regulations, contact the Water Sustainability Branch.

Making an Offer on BC Land for Sale

After identifying a property and conducting thorough research, the next step is to submit an offer. You don’t have to let unanswered questions about the water situation—or a lack of water—break the deal. However, it may likely affect your offer and sale terms.

The most crucial step is to submit an offer, incorporating any conditions you deem necessary to safeguard your interests. It’s common for a purchaser to feel pressured to put in an unconditional offer for fear of losing out in a hot real estate market. Only after occupying the property do some owners discover what “unconditional” means.

Do you want to take a chance with the water well?

While buying a property without a water well producing the desired yield isn’t a problem, drilling a new well may easily set you back $20,000 or more. But with all the other expenses involved in a move, is that something you want?

Make Your Offer to Purchase Clear

If you have any concerns, don’t be afraid to make a conditional offer with a “subject to” clause verifying the availability of sufficient water supply and inspection of the existing system. You can easily remove condition clauses, so remain persistent and refrain from signing the offer until it addresses all your concerns.

During the due diligence process, you probably asked lots of questions and got lots of answers. Now, with your financial investment at stake, disregard all the information you received. If you don’t already have copies of the documentation referred to in the previous section, ask the seller to disclose anything and everything related to the property’s water supply, including:

• A copy of the well record
• A history of the well being pumped dry
• Water quality test results
• Yield test or flow results
• Closed wells on the property
• Water licenses for wells drilled for non-domestic usage
• Registered agreement for shared water rights (if applicable)

If all the answers are positive, ask the seller to warrant the history of the well. If there have been no issues, they’ll be pleased to agree.

Water Well Inspections

We recommend subjecting all offers on properties not attached to a municipal or community water source to a complete water well system inspection and satisfactory water sample results. If you’re applying for a mortgage, the lender may require a water well assessment and water analysis to ensure the well complies with Canadian and British Columbia drinking water guidelines. Disclosure laws and customary real estate practices may also govern water well and drinking water issues.

Even if everything appears to be in order and you don’t need a mortgage, condition your offer on a water system inspection. Although it could cost approximately $1000, it will provide you with a sense of security. If a purchaser knowingly purchases a property without a secure water source, they are fully responsible for the costs of locating and drilling for water. If a seller sells a property without an adequate water supply, they are responsible for providing full written disclosure. If not, they may be liable to legal actions initiated by the purchaser.

If tests determine a new well is required, the best thing is for the parties to negotiate the drilling costs before going any further.

Closing the Real Estate Deal

When you made an offer on the property, your realtor should have added a clause that allows you to go back to see the property before closing and a warranty confirming all appliances and systems will be working upon taking possession.

You’ll need to arrange a time with the seller for a pre-closing inspection of all the appliances, heating, plumbing, electrical, and water systems as close as possible to the closing date. Ensure the seller has completed—or is scheduled to finish—everything they promised before you close. Ensure the seller has completed all agreed-upon tasks related to the water system, including digging a new well. Additionally, you should have permission to conduct water quality and yield tests.

Refer to the completed home and water inspection documents before removing the conditions attached to the offer to purchase. Verify that the current state of the home and water system aligns with the findings and any agreed-upon remediation. If there are any changes between the contract and closing, negotiate with the seller for the necessary redress and immediately inform your agent and lawyer.

Looking After Your Water Supply

Private water well owners are responsible for water quality. As a result, it’s essential to care for and maintain your well correctly.

Care and Maintenance of a Water Well System is Important

As the property owner, you may perform some routine maintenance. Still, a registered well driller must carry out most of it to protect the groundwater supply from contamination as required under the Groundwater Protection Regulation. Maintenance may include the following activities:

• Removing a well from a pit
• Constructing, maintaining, or decommissioning a dug well
• Constructing, maintaining, or deactivating a drilled well
• Ensuring the structural integrity of the well and the surface seal
• Replacing a well cap or cover
• Disinfecting your well
• Building and maintaining a pumphouse
• Maintaining clear access to the well
• Ensuring floodwater does not flow into the well

If you purchased a property without a secure source of water, or if your wells run dry, you may need to drill a new one.

The Real Cost to Drill a Well in British Columbia

The cost to drill a well in British Columbia has increased significantly, so if you’re going to drill, you need to know where to drill before the well driller arrives on site! The final price varies depending on the location, depth, and typical costs of drilling a well. Some well drillers have a fixed minimum price for the first 100 feet, with a price per foot for anything beyond that. If you’re in a remote or difficult-to-reach area, additional costs may apply.

“I’ve heard story after story of people spending thousands of dollars—some most of their savings—trying to find water on their properties.”

— Evelyn Bedard, Bedard Ranch, Hefley Creek, BC

Other Well Drilling Costs

There are additional well drilling costs for the annular seal, drive shoe, pitless adapter, well liners, and stainless steel screen, and developing the well further to increase yield (Note: if you don’t understand all the terminology, you’re not missing anything; it’s all part of water well construction).

Often a water well evaluation report will be required in most BC municipalities or regional districts for the purpose of subdivision approval or building permits.

Finding a productive well also means digging a trench for the power and waterline and investing in a water pump according to the well’s depth and flow. And if the well production is low, you’ll probably need to purchase a cistern costing $2500 or more. You don’t want to experience water well costs if you purchase BC land for sale and then discover that you have a major water well issue once you have taken possession.

A recent article about the Maple Ridge Well Drilling Cost provides a good example of the cost to drill a well in the rural areas of BC.

Drilling for water is a long-term investment; don’t drill until you know where you are likely to find water. Always use a certified BC well driller when planning a new water well.

Testing the Quality of Your Water

British Columbia property owners relying on wells for potable drinking water are also fully responsible for testing the water from their private water well regularly to make sure it is safe to drink.

According to Canada’s government, disease-causing organisms leach into groundwater through surface runoff of fertilizers, manure, pesticides, and nitrogen, finding their way into shallow wells through coarse-textured soils. Forestry, manufacturing, mining, waste disposal, and runoff from urban areas also contribute to declining water quality. As a result, “the risks associated with ingestion can be very high for rural families who rely on untreated drinking water sources.”

Are you serious about the health of yourself and your family? There are water testing labs that apply toxicological and epidemiological research to give you an accurate contaminant profile of your water, along with unbiased treatment matching and up-to-date health risk analysis.

Seller Aware: Essential Water Well Checks Before Selling Your Rural BC Property

As a rural property owner in British Columbia, your private water well is more than just a utility—it’s a valuable asset that can significantly influence your property’s marketability. While city dwellers often dream of having their own water source, potential buyers of rural properties are becoming increasingly savvy about water quality and supply.

Picture this: You receive an exciting offer on your property, only to learn it’s contingent on water testing and a flow rate test. Your reaction to this news largely depends on one factor: whether you’ve already assessed your well’s performance and quality.

Today’s BC real estate market sees more informed buyers and cautious sales agents than ever before. Before listing your property, it’s crucial to think like a buyer and address several key questions:

Understanding Required Well Water Testing

Water quality and flow tests are fundamental. You’ll need comprehensive documentation showing both the water’s potability and the well’s yield capacity. Professional testing can reveal potential issues early, allowing you time to address them before listing.

Documentation Requirements

Buyers will expect to see recent water quality test results from accredited laboratories and professional assessments of your well’s flow rate. These documents provide concrete evidence of your water system’s reliability and safety.

Handling Water Supply Issues

If testing reveals problems, you have options. Some issues might require simple fixes like water treatment systems or well maintenance. More significant problems may need professional intervention. The key is identifying these issues before they become sticking points in negotiations.

Solutions for Buyers of Rural Properties in British Columbia

Sometimes, perfect water conditions aren’t achievable when working groundwater. In these cases, success lies in presenting viable solutions to potential buyers. This might include cost-sharing proposals for water system upgrades or installing treatment systems before the sale.

Being proactive about your water well’s condition not only smooths the selling process but can also strengthen your negotiating position. Rather than waiting for buyers to raise concerns, you can confidently present documentation showing your water system’s quality and reliability.

Agent Aware: Documentation for Well Water in British Columbia Real Estate Transactions

Rural real estate agents in British Columbia often have a strong understanding of water wells and provincial regulations. However, neglecting well water issues can quickly erode client trust and harm your reputation. To avoid such pitfalls, consider the following essential steps before handling transactions involving well water:

Key Questions to Address:

• What tests are needed to verify water quality and flow?
• Who will conduct unbiased water well tests?
• What documentation do buyers need to confirm a reliable potable water supply?
• How should issues with the water supply be addressed if tests are unfavourable?
• What solutions ensure a smooth transaction if there are problems with the water well or septic system?

Realtor’s Checklist for Water Supply Documentation:

• Well Record: Provide a copy of the well’s registration and history.
• Pumping History: Document any instances of the well pumping dry.
• Water Quality Tests: Include recent water quality test results.
• Yield or Flow Tests: Present results that show the well’s performance.
• Closed Wells: Inform about any decommissioned wells on the property.
• Unclosed Water Wells: Those that have not been properly sealed or decommissioned.
• Water Licenses: Provide licenses for wells used for non-domestic purposes.
• Shared Water Rights: Include registered agreements if the well serves multiple properties.

Important Tips:

• Professional Testing: Ensure water samples are taken by certified BC water testing labs to obtain accurate results.
• Complete Documentation: Have all necessary documents ready before listing the property to facilitate a smooth sale.
• Transparency: Disclose any water well issues upfront to prevent costly disputes and ensure compliance with BC’s water management regulations.
• Avoid DIY Sampling: Do not take water samples yourself or allow unqualified individuals to do so, as this can lead to inaccurate results and potential legal issues.

By following these guidelines, you protect your clients’ interests and uphold your professional reputation. Thoroughly researching and documenting the water supply ensures a transparent and trustworthy transaction, benefiting both buyers and sellers in the British Columbia real estate market.