ALR Properties on Vancouver Island: What You Can and Cannot Do

by Maegan Morton & Loralee Burns

ALR Properties on Vancouver Island: What You Can and Cannot Do

If you’re searching for farms and acreages for sale on Vancouver Island, there’s a strong chance the property you’re considering is located within the Agricultural Land Reserve (ALR).

For buyers looking at Vancouver Island farms for sale or rural acreage, understanding the ALR is essential. It does not mean you can’t build or use the land - but it does mean there are provincial rules designed to protect farmland for long‑term agricultural use.

This guide explains clearly and accurately:

What the ALR is
What you can do on ALR land
What you cannot do
How the ALR affects buying farms and acreages on Vancouver Island
Where to verify current rules

What Is the Agricultural Land Reserve (ALR)?

The Agricultural Land Reserve was established in 1973 to protect British Columbia’s limited agricultural land base. It is administered by the Agricultural Land Commission (ALC), an independent provincial agency.

The purpose of the ALR is simple:

To preserve agricultural land and encourage farming across BC.

The ALR is not zoning. It is a provincial land-use designation that overlays local government zoning bylaws. That means:

Your municipality or regional district zoning still applies
ALR regulations add an additional layer of agricultural protection

On Vancouver Island, significant portions of acreages in areas such as the Cowichan Valley, Saanich Peninsula, Comox Valley, and parts of the Alberni Valley fall within the ALR.

For official information, visit:

Agricultural Land Commission:
https://www.alc.gov.bc.ca

Government of BC – ALR Overview:
https://www2.gov.bc.ca/gov/content/industry/agriculture-seafood/agricultural-land-and-environment/agricultural-land-reserve

What You CAN Do on ALR Land on Vancouver Island

There is a common misconception that ALR land is highly restricted or unusable. That is not accurate. Many of the most productive and desirable farms and acreages on Vancouver Island are located within the ALR.

✅ Farm the Land

The primary purpose of ALR land is agriculture. You may:

Grow crops (vegetables, berries, fruit, hay, forage)
Raise livestock (cattle, sheep, goats, poultry)
Agroforestry
Operate a legitimate agricultural business

If you are purchasing agricultural land on Vancouver Island with the intention to farm, ALR status is often a benefit, not a limitation.

For a more extensive list of Agricultural Activities Permitted in the ALR: https://www.alc.gov.bc.ca/permitted-uses-in-the-alr/

✅ Build a Principal Residence

Most ALR properties allow one principal residence, provided it complies with:

Local zoning bylaws
Building permit requirements
ALC residential footprint regulations (where applicable)

The ALC has specific policies regarding residential size limits in certain cases (discussed later on in this post). Always verify with your local regional district before purchasing.

ALC Residential Policies:
https://www.alc.gov.bc.ca/assets/alc/assets/library/policies

Principal Residence Size Limit

Under current ALR regulations, a principal residence on ALR land is limited to:

500 square metres (approximately 5,382 sq. ft.)

If a home exceeds that size, approval from the Agricultural Land Commission is required. Homes built before Feb 22, 2019, or those with previous approvals, are generally exempt.

Local zoning may impose smaller maximum house sizes, so both provincial and local rules must be reviewed.

✅ Construct Farm Buildings

Buildings that support farm use are generally permitted, including:

Barns
Greenhouses
Equipment storage buildings
Livestock shelters

Structures must support agricultural production and meet local building regulations.

✅ Secondary Dwellings (Important Recent Changes)

Secondary dwellings on ALR properties are one of the most misunderstood aspects of buying farms and acreages on Vancouver Island.

There were significant legislative changes in December 2021. Prior to those amendments, additional residences typically required a farm-use justification (for example, housing for farm help or family actively farming the land). That is no longer generally required at the provincial level.

Today, here is how it works:

In most cases, additional residences are now primarily regulated by local government zoning bylaws rather than requiring farm-use justification from the ALC.

This means:

A second home may be permitted if local zoning allows it
Farm-use justification is generally not required provincially
Servicing (water and septic capacity) must support the additional dwelling
Standard building permit requirements still apply

Uses may include:

Multigenerational family living
Long-term residential rental
Housing for farm employees

Can a Secondary Dwelling Be Rented Out?

In most situations, yes - long-term residential rental is not prohibited by ALR legislation.

However:

Short-term rentals may be restricted by local bylaws
Zoning may limit the number of dwellings permitted
Septic approval may limit occupancy

For buyers evaluating ALR properties on Vancouver Island, rental potential must always be confirmed with the local municipality or regional district before purchasing.

Important Considerations Before Buying:

Always confirm the maximum number of dwellings allowed under local zoning
Verify minimum setbacks and building envelopes
Confirm septic capacity and water supply approval
Do not assume a second home is automatically permitted just because the property is large

Because rules can evolve and vary by regional district, confirming the specifics for the property you are considering is critical when purchasing ALR land on Vancouver Island.

What You CANNOT Do on ALR Land

This is where buyers of acreages for sale on Vancouver Island need to pay careful attention.

❌ Subdivide Freely

Subdivision of ALR land is highly restricted. Applications must typically be approved by the Agricultural Land Commission.

You cannot assume you will be able to split a 10‑acre parcel into multiple residential lots.

Subdivision potential must be confirmed with both your local municpality, or district, and the ALC.

❌ Develop Residential Subdivisions

ALR land is not intended for standard residential development. Proposals to convert agricultural land into housing developments are rarely approved, and technical assessments are often required (such as soil studies).

If your primary goal is development rather than farming or long‑term land holding, non‑ALR land may be more suitable.

❌ Use the Land Primarily for Non‑Farm Commercial Uses

Uses such as:

Commercial storage yards
Truck depots
Large event venues (exceeding 10 events per year & 150+ attendees per event - not including staff/residents)
Industrial operations

are generally not permitted unless specifically allowed under ALC regulations and local zoning.

❌ Assume You Can Remove Land from the ALR Easily

Exclusion (removal) from the ALR requires a formal application to the Agricultural Land Commission, which cannot be submitted by private landowners as of September, 2020. Requests must be made through the Regional District or Municipality. Approval is not guaranteed and depends on agricultural capability, regional planning priorities, and public interest considerations.

Exclusion Application Information:
https://www.alc.gov.bc.ca/applications-and-decisions

How the ALR Affects Buying Farms and Acreages on Vancouver Island

If you are searching for:

Farms for sale on Vancouver Island
Acreages for sale Vancouver Island
ALR properties Vancouver Island
Agricultural land Vancouver Island

You should review the following before writing an offer:

Whether the property is in the ALR
The local zoning designation
Minimum parcel size rules
Existing non‑conforming uses
Whether the property has Farm Status (if applicable)

ALR land often retains strong long‑term value because:

Supply of agricultural land is limited
Development speculation is controlled
Agricultural use is protected provincially

For buyers intending to farm or hold land long term, ALR properties can be an excellent investment.

FAQ: ALR Properties on Vancouver Island

Does ALR mean I am required to farm the land?

No. You are not legally forced to farm it. However, the land is intended for agricultural use, and non‑farm development options are limited.

Can I build a custom home on ALR land?

In most cases, yes - subject to zoning and ALC policies & local zoning bylaws. Always confirm before purchasing.

Can I run a horse boarding business on ALR land?

Equestrian facilities can be restricted, but not prohibited by local government. Equestrian facilities are permitted by the ALR under Part 2 of the ALR Use Regulation. That being said, there is the potential for them to be limited by local government bylaws.

Can I subdivide ALR land?

Subdivision requires Agricultural Land Commission approval, as well as municipal, and is not automatic.

Is ALR land a disadvantage when buying an acreage on Vancouver Island?

Not necessarily. Many of the most desirable and productive farms and acreages for sale on Vancouver Island are located within the ALR. The key is understanding the rules before purchasing.

Final Thoughts

The Agricultural Land Reserve plays a significant role in protecting agricultural land across Vancouver Island. For buyers looking at Vancouver Island farms for sale or rural acreage, understanding what you can and cannot do under ALR regulations is essential.

When approached with the right expectations, ALR properties can offer stability, long‑term value, and strong agricultural potential.

If you are considering purchasing ALR land or exploring farms and acreages for sale on Vancouver Island, reviewing both provincial ALR regulations and local zoning early in the process can help avoid costly surprises.

Have questions? Or want help buying or selling ALR land on Vancouver Island?

Reach out! We are your local farm realtors on Vancouver Island. 🙂

Chat soon,

Maegan Morton & Loralee Burns

West Coast Property Team - Proudly Powered by B.C. Farm & Ranch Realty Corp.

Licensed REALTORS®

Call or text 778-743-2380