Ladner Lots and Land for Sale

What is the ALR, and why does it matter?

• The Agricultural Land Reserve (ALR) is farmland the province protects from other kinds of building.
• A big part of Delta is in the ALR.
• On ALR land, you can't just split the lot, build a house wherever you want, or change how the land is used. You need approval from the Agricultural Land Commission.
• The rules are stricter than most people expect.
• Always check whether a property is in the ALR before you get your heart set on it.

How do I know if I can build on a lot?

• Zoning is the first thing to check, but it's not the only thing.
• You also need to know how far back from the lot lines you have to build, how tall you can build, the flood rules, and whether any part of the lot is protected for the environment.
• If there's a creek or ditch, check how far you have to stay back from it. Also check the title for anyone else's right to use part of the land, and see which services (water, sewer, power) reach the edge of the lot.
• One call to Delta's planning counter can answer a lot of this.
• I can help you work out which questions to ask.

How long does it take to sell land in Ladner?

• Usually longer than a house.
• Land sells when the right buyer finds the right lot at the right time.
• Regular house lots in the village can sell in a few weeks if the price is right.
• ALR land and unusual lots can take months or longer.
• A realistic price, and having the paperwork ready up front (surveys, title documents, zoning information), helps a lot.

Can I get a mortgage on bare land?

• Yes, but it's harder than getting one for a house.
• Most lenders want a bigger down payment, a shorter time to pay it off, and a higher rate.
• If you plan to build, the loan for building is a separate conversation.
• Talk to a mortgage broker early. Getting the loan is often what holds up a land purchase.