The short answer

In BC, surface water use generally requires a water licence, and licences have priority dates that determine who gets water first in times of shortage. Well water also has regulatory requirements. When buying a farm, verify that water rights are sufficient for your intended use and transfer with the land.

Why water matters most

A farm's value and productivity often depend more on water access than on soil alone. Irrigation enables higher-value crops, supports livestock, and protects against BC's increasingly dry summers. A property with strong, secure water rights is worth more than identical land without.

Water licences (surface water)

  • Licence required: Using surface water (rivers, streams, lakes) for irrigation or farm use generally requires a provincial water licence under the Water Sustainability Act.
  • Priority date: Licences have a "first-in-time, first-in-right" priority. In shortages, older licences are satisfied first.
  • Transfer: A water licence can be appurtenant to (attached to) the land and transfer with it — but this should be verified during due diligence.
  • Quantity & purpose: A licence specifies how much water can be used and for what purpose.

Wells & groundwater

  • BC regulates groundwater use; larger withdrawals now require a groundwater licence.
  • Review well records, depth, yield and water-quality tests.
  • Confirm the well can meet your needs, especially in dry seasons.

Irrigation infrastructure

  • Check existing irrigation systems, pumps and water-distribution infrastructure.
  • Look for water-district or ditch-company memberships and associated rights.
  • Consider the cost of upgrading or installing irrigation.

Questions to ask before buying

  • What water rights come with the property, and are they transferable?
  • What are the licence priority dates and allocated quantities?
  • Is there adequate water for your intended use in a dry year?
  • Are there any restrictions, moratoriums or regional water-allocation concerns?

Important: This information is educational only and is not legal, tax, financial or regulatory advice. ALR rules, water licensing, zoning and farm-classification requirements can change and depend on your specific property and circumstances. Always verify with the relevant BC authorities and qualified professionals before making decisions.