431 Webber Rd, Clearwater

Zone

CR-1 (Country Residential)

Zoning bylaw

District of Clearwater Zoning Bylaw No. 133, 2016

Homes allowed

One house or one manufactured home, or off ALR land one duplex; a secondary suite in a house

Main uses

House, manufactured home or duplex; farming on ALR land; bed and breakfast, boarding, home based business, secondary suite, a few animals under the Animal Control Bylaw

Smallest lot for a subdivision

0.4 ha on community water, 1 ha without

Lot coverage

No maximum

Height limit

No maximum

Setbacks

Front 6 m, interior sides 2.4 m, exterior side 4.5 m, rear 6 m; accessory buildings front 6 m, interior sides 1.5 m, exterior side 4.5 m, rear 1.5 m

Heritage conservation area

None over the lot on the Province's list of local heritage conservation areas (a newly designated one may not be listed yet, and single buildings protected by a heritage bylaw aren't on it)

Fewest homes provincial law requires

Clearwater must allow at least one secondary suite or detached accessory home (a garden suite or carriage house) next to a house in zones limited to houses. The 3-to-6-home floor comes with more than 5,000 people, and Clearwater had 2,388 in the 2021 census, so it applies only if the lot is inside an urban containment boundary drawn in a regional growth strategy (unclear here).

Transit-oriented area (provincial minimum)

Not in one: the Province sets transit-oriented areas only around the SkyTrain, West Coast Express and bus exchange stations its regulations list, in Vancouver, Burnaby, Surrey, Richmond, Coquitlam, New Westminster, Port Moody, Port Coquitlam, Delta, the Langleys, Maple Ridge, Pitt Meadows, the North Vancouvers, Abbotsford, Chilliwack, Mission, Victoria, Saanich, Langford, Colwood, View Royal, Nanaimo, Lantzville, Kelowna, Kamloops, Vernon, Penticton, Prince George and Whistler, and Clearwater isn't one of them (B.C. Reg. 263/2023, checked 2026-10-06).

Short-term rentals (provincial rule)

The Province's principal residence requirement doesn't apply in Clearwater (list in force from June 1, 2026), so the provincial rule doesn't limit short-term rentals to the host's home. Local bylaws, including the zone's own rules, can be stricter. Hosts anywhere in BC register each unit with the provincial registry.

One single family dwelling, one duplex or one manufactured home per lot unless the zone says otherwise (s. 5.25.1).

Secondary suite (s. 5.22): one, inside a single family dwelling (a house; the bylaw's single family dwelling leaves out manufactured homes, s. 2.2), never in a duplex or manufactured home, with its own entrance, up to 40% of the house's habitable floor area and 90 m², registered with the District and inspected before anyone moves in; one more parking space (Table 3).

Bed and breakfast (s. 5.16): in the operator's own home, up to four guest rooms and eight guests, no cooking in the guest rooms, one parking space per guest room, and no guest staying more than 60 days in a calendar year.

Boarding (s. 5.17): up to two rooms of a house (not a duplex or manufactured home) let to boarders, with the owner living in the home.

Home based business (s. 5.18): run mainly by the people who live there, inside the house, duplex or manufactured home, with at most one full-time or two part-time employees from outside, no outside storage or change to how the home looks, and none of vehicle repair, trucking, sawmilling, welding, kennels, retail of goods not made on the lot, pubs or restaurants, or cannabis retail. A child care centre or preschool of up to ten children counts as one (s. 5.19). One customer parking space (Table 3).

The bylaw doesn't mention short-term rental. Renting a whole home by the night isn't a listed use, and a use the bylaw doesn't list isn't permitted (s. 5.1.1); a bed and breakfast is. Ask the District before renting a home short term.

A manufactured home for a relative or caregiver (s. 5.24) may be added for as long as a physician certifies the care is needed: on a lot of 4,000 m² with community water or 8,000 m² without, on a lot with no more than one house, 6 m from every lot line and 5 m from the house, with sewage disposal under the provincial Sewerage System Regulation and a covenant on title; not on ALR land without the Commission's approval.

A second home for family or farm workers (s. 5.25.2) is allowed on a lot of 8 ha or more classed as a farm and used only for farming, 8 m from every lot line, with its own water and septic and a covenant on title; not on ALR land without the Commission's approval.

A manufactured home (CSA Z240 or A277) sits on a BC Building Code foundation, anchored and skirted (s. 5.20).

No accessory building before the main building, and none used as a home or for sleeping unless the zone allows it (s. 5.5).

No commercial vehicle repairs, sales or wrecks (s. 5.6.3).

No one may live or do business in an RV except in a campground (s. 5.1.2); while a lot is built on under a building permit, a temporary building or RV may be used for up to a year, or two with the District's extension (s. 5.4).

Shipping containers (s. 5.26) as accessory buildings: one 40 ft or two 20 ft per lot, screened, at accessory building setbacks.

Nothing but a sign within 4.5 m of a provincial controlled access highway (s. 5.8.1).

Development within a riparian assessment area of a stream follows the provincial Riparian Areas Regulation's setbacks (s. 5.8.3).

On ALR land, the Agricultural Land Commission's rules come first: no extra home, duplex, carriage suite or garden suite without its approval, and agri-tourism lodging of up to four rooms (s. 4.4). Licensed cannabis production is allowed on ALR land in any zone, on a lot of 8 ha or more (s. 5.23.1).

Every zone also allows community gardens, municipal parks, utilities, rooftop solar and accessory uses of the zone's main uses, off ALR land (s. 5.2); beekeeping under the Animal Control Bylaw (s. 5.28).

Height is measured from the average finished grade to the highest point, leaving out chimneys, antennas and rooftop equipment (s. 2.2).

Minimum lot sizes apply to new lots. A lot for a relative's home under s. 514 of the Local Government Act is 8,000 m² (s. 5.3(e)).

Parking (Table 3): 2 spaces for each house, duplex unit or manufactured home.

Our summary of Section 7.3 of District of Clearwater Zoning Bylaw No. 133, 2016, consolidated to 2025-04-01. Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property.

Zoning is only one layer: development permit areas, the official community plan, the ALR, building and septic permits and provincial housing rules can add limits or allow more. Confirm with the District of Clearwater's planning department before you buy or build.

The provincial floor is our summary of the small-scale multi-unit housing rules in the Local Government Act (ss. 481.3 and 481.4) and the Local Government Zoning Bylaw Regulation, checked 2026-10-04. Local governments had to bring their bylaws in line by June 30, 2024, and with the 2025 changes by June 30, 2026, so the zone's own rules usually allow at least these homes already; height, coverage, setbacks and parking still decide how they fit. Whether the lot is inside an urban containment boundary, on community water or sewer, or near a frequent bus stop isn't checked here: confirm with the local government before you buy or build.

December 21 (shortest day)

4 h 20 min of possible direct sun; 7 h 40 min on open ground

March 21 (about the same on September 21)

10 h 50 min; 12 h on open ground

June 21 (longest day)

14 h 50 min; 16 h 30 min on open ground

Noon sun on December 21

15° above level; the hills due south rise to 12°, 2.3 km away

Highest hills in the winter sun's path

13° above level to the south, 2.2 km away

Measured at

The middle of the lot, ground at about 407 m, from head height

Solar panel output (south-facing, tilted at the latitude)

About 960 kWh a year for each kW of panels (December about 32), on Natural Resources Canada's 1998-2022 sunshine map; the sun on the panel's face is 3.50 kWh/m² a day over the year, 1.38 in December

Water the ground lets you see (16 km)

North Thompson River to the west-southwest, from about 2 km away

Highest skyline

13° above level to the south, 2.2 km away

Named peaks in view (150 km)

None of BC Geographical Names' summits within 150 km clears the ground before it

Highest ground in view

About 2,166 m, to the northeast, 14 km away

Farthest ground in view

About 33 km to the east-southeast

Most relief in one direction

To the northeast: from about 406 m, 0.2 km away, up to about 2,166 m, 14 km away

Town centres in line of sight

None within 150 km, over the bare ground

City lights in direct line (150 km)

None over the bare ground: the lit towns within 150 km are behind the hills or the curve of the earth (our reading)

Computed by us from the terrain only: trees, buildings and cloud aren't counted, so the sun that reaches a window or a garden is often less. The hours are possible direct sun, counted from when the sun's centre clears the hills, at head height at the middle of the lot; another spot on a hillside lot can differ.

The horizon is read from Natural Resources Canada's 30 m elevation model in 72 directions, out to 16 km: on its 30 m grid within 1.5 km, beyond that on a 120 m version of it, where single peaks can read a little lower than they are. The curve of the earth is taken into account.

The sun's path is from the standard solar position formulas. Hours are counted in sun time; clock times shift with daylight saving and with how far the lot is from its time zone's centre.

Check it on site: visit on a clear day in December or January, look at where the trees and buildings to the south fall, and ask neighbours when the sun leaves and comes back.

The panel output is our reading of Natural Resources Canada's figures: its map gives the sun reaching a south-facing panel tilted at the latitude, averaged over 1998-2022 on a grid of about 10 km, and we turn it into kWh for each kW of panels at the performance ratio its Photovoltaic Potential maps use (0.75: losses in heat, wiring, the inverter and dirt). The map is for an open sky: the hills around the lot, trees, buildings and snow on the panels aren't counted. The hills around this lot take about 44% of the direct sun on December 21 and about 9% on June 21 (our figure above), so a panel at the lot's middle would most likely make less than this, most of all in winter (our reading; the hills block direct sun, not all the light). A solar installer measures the roof or the spot itself.

What the ground allows you to see from head height at the middle of the lot, read by us on the same elevation model as the sun hours, out to 16 km: trees, buildings and the house's own spot and height aren't counted, so a view the ground allows can be hidden by the forest, and a second storey can see over a rise. Lakes and rivers are the Freshwater Atlas's; the sea is read where the elevation model sits at sea level.

Peaks, towns and the farthest ground are read by us out to 150 km on the same elevation model, coarser past 16 km (cells of 240 m to 60 km, 480 m beyond), with the curve of the earth and the usual bending of light: summits read lower than they are at that scale, so a peak only counts when it clears the ground before it, and one at the very edge of the skyline may be left out. It's what the bare ground allows on a perfectly clear day: haze, smoke, cloud, trees and buildings aren't counted. Peak names are BC Geographical Names'; peaks outside BC aren't named.

City lights in direct line are our reading: the satellite's lit cells (15 nW/cm²/sr and up, the brightness of a town centre or more) within 150 km, each named after the nearest town centre within 8 km, and a town counted when one of its brightest cells, taken 10 m above the ground, clears the bare ground before it on the same elevation model as the long view. It says where lights are in a straight line, not how bright they look: the glow a town throws over a ridge isn't modelled, so a town behind the hills can still light the sky above them, and haze, trees and buildings aren't counted.

Capability class (1 best, 7 none)

Class 2: about 80% of the lot; Class 5: about 20% of the lot

What limits it

soil holds little water

Improved rating

Class 1 on most of the mapped part, assuming irrigation

Map scale

1:50,000: describes the area, not the field

Mapped

1960s to 1990s (digitised 2015)

These classes rate how well the land suits ordinary field crops, from the soil and climate as surveyed decades ago. Drainage, irrigation or fill since then can change the real answer, and a map at this scale can miss a good or poor field. The Agricultural Land Commission weighs these classes when it decides applications.

If farming matters to you here, a professional agrologist (P.Ag.) can assess the soil on site.

Fires on the parcel

0

Fires within 2 km

4

Within 2 km in the last 30 years

0

Most recent nearby

1924 (84 ha, caused by people)

Largest nearby

1924 (131 ha, caused by people)

Causes on record within 2 km

4 caused by people

Natural fire regime (the Province's ecosystem map)

NDT4, frequent stand-maintaining fires: grassland and dry open forest that burned often and lightly, with surface fires every 4 to 50 years in the Ponderosa Pine and Interior Douglas-fir zones and fires that replace the whole stand rare

Biogeoclimatic unit

Interior Douglas-fir zone, moist warm subzone, Thompson variant (IDFmw2)

Fire perimeters mapped by the BC Wildfire Service since 1919, each with its size and the cause the Service recorded (lightning or people, sometimes unknown); older and small fires are less complete. Past fire is history, not a forecast: for insurance, ask about the fire protection area and the distance to the nearest fire hall.

The natural disturbance type is how the forest here burned, blew down or otherwise renewed itself before logging and fire suppression, from the Province's biogeoclimatic map and its Biodiversity Guidebook (1995). It describes the land around the lot over centuries, not the lot's own fire risk or the odds of a fire in any year; the Province's fire threat rating and fuel maps aren't open data. Our summary, checked 2026-10-11.

In NDT4's dry forest and grassland, the guidebook notes that decades of putting fires out have let many Ponderosa pine and Douglas-fir stands fill in with young trees, building up fuel and raising the chance of a crown fire instead of a light surface fire. FireSmart work around a home (thinning, pruning, clearing what burns near the house) answers to exactly that.

Events with an order over the lot since April 2017

0

Events with only an alert

1

July 2017: Little Fort Complex Wildfire

Evacuation alert for a wildfire, issued by District of Clearwater (“District of Clearwater Evacuation”); alert 15 July 2017, all clear 24 July 2017.

The Province's record of lifted orders and alerts starts in April 2017: evacuations before then aren't in it, and no record doesn't mean nothing happened. Each area is drawn by the local government or First Nation that issued it; we check whether it covers any part of the lot. Where the record's own dates disagree (an order dated before the event began), only the month and year are given. Confirm with the local government.

An alert asks people to be ready to leave; no order to leave covered this lot in the record.

Peak ground acceleration, 2% in 50 years (the code's design level)

0.079 g

Peak ground acceleration, 10% in 50 years

0.028 g

Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings

0.18 g

Peak ground acceleration, 2% in 50 years, on softer ground

0.100 g on stiff soil (site class D), 0.11 g on soft soil, about 40% more than on firm ground

The same value in city centres

Victoria 0.81 g, Vancouver 0.47 g, Kelowna 0.089 g, Prince George 0.064 g

Earthquakes of magnitude 2.5 or more recorded since 1985

12 within 50 km and 36 within 100 km

Largest within 100 km

M3.8 in February 2001, about 85 km away (NRCan: Near Blue River, BC)

Nearest of magnitude 3 or more

M3.4 in January 1995, about 10 km away (NRCan: Eastern British Columbia near Clearwater)

Tsunami

More than 2 km from the ocean shore, so the Province's tsunami notification zones, which are for the coast, don't bear on it

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C), with the values the code gives stiff soil (D) and soft soil (E) beside them. Which class the lot's ground is isn't on any open map: the site class and the values a building is designed for come from the building official or a geotechnical engineer. Very soft ground, peat or fill that can liquefy (site class F) needs a site-specific assessment.

2% in 50 years means shaking at least this strong has about a 1-in-2,500 chance in any year; 10% in 50 years, about 1 in 475. g is the acceleration of gravity. The comparison with Vancouver and the other cities is ours.

Liquefaction and earthquake-triggered landslides aren't covered here; ask the local government whether it has mapped them.

Past earthquakes are those Natural Resources Canada's National Earthquake Database records within 100 km of the lot's middle since 1985, the start of its digital record, at magnitude 2.5 and up; blasts, mining events (tremors set off in a mine) and slides are left out. The seismograph network has grown much denser since then, so smaller quakes found today would have gone unrecorded in the 1980s, and positions are good to a few kilometres. A count of past quakes isn't a measure of the hazard: the building code's values above are.

On record within 5 km

0

This is a list of landslides that are known to have happened, gathered from published inventories and from mapping on satellite images and lidar. It isn't a hazard map: it doesn't say how likely a slide is here, and no record nearby doesn't mean the ground is stable. Some parts of BC (the Fraser Valley and Fraser Canyon, Vancouver Island, Haida Gwaii, recent burn areas) are mapped in far more detail than others.

Each point mostly marks where a slide started. Debris can travel well past it, down a creek channel and onto the fan at the creek's mouth, so a lot on a fan or below a steep slope can be reached by a slide that began kilometres away. Distances are measured by us from the lot's boundary.

The kind of slide and its date are the database's own, mostly worked out from images, so treat them as a first look. Confirm with the local government, many of which have mapped steep-slope or debris-flow hazard areas, and with a geotechnical engineer.

Health region (regional figure, not this lot)

Thompson Cariboo Shuswap

Homes tested here

109

At or above 200 Bq/m³ (the guideline)

7 (6.4%)

At or above 600 Bq/m³

None

Across BC

143 of 1,817 homes (7.9%) at or above the guideline

Radon comes up from the ground and differs from one house to the next, even next door, so a regional figure says nothing certain about one home. The only way to know is a long-term test of at least 3 months. Health Canada's guideline is 200 Bq/m³ in the parts of a home where people spend more than 4 hours a day; above it, fix it within a year, and the higher the level, the sooner. For a home you buy, Health Canada suggests a long-term test once you've moved in.

The survey tested about a hundred volunteer homes per health region, with one long-term test each. That gives a rough regional picture: it isn't a map, and a region where few or none tested high can still have homes above the guideline. The survey grouped homes by the 2007 health regions; we place the lot by today's boundaries for the same areas.

Federal sites within 2 km

0

This inventory lists only contaminated sites on federal land or that the federal government is responsible for: military land, ports and harbours, airports, fisheries and research stations, reserve land, national parks and similar. Most contaminated sites in BC, such as old gas stations, dry cleaners and industrial land, are on the Province's Site Registry, which charges for searches and isn't shown here. Ask the seller what the land and its neighbours were used for; a Phase I environmental site assessment covers it properly.

Each site is one point given by its federal custodian, and a large site such as a base or an airport reaches well past it. Distances are measured by us from the lot's boundary to that point.

Confirm with the local government and a qualified environmental professional.

Over the parcel

None

Within 1 km

1 mineral claim

Mineral reserves over the lot

None on the Province's map: new titles can be registered here as anywhere else

Titles change often; this is the record when checked. Mineral Titles Online shows the current map.

Nearest railway (2 km)

A main railway line (Clearwater Subdivision, Canadian National Railway), about 670 m from the lot line

Nearest highway or major road (2 km)

An unnamed highway, about 730 m from the lot line

Nearest airport or airstrip (2 km)

None mapped within 2 km

Light at night (within 1 km, 2024)

5 nW/cm²/sr, like a small town, as around Gibsons, Sooke or Valemount (our reading); darker than about 79% of BC's homes.

Distances only, not a measured noise level; noise depends on traffic, trains per day and terrain. Measured by us in a straight line from the lot line to the mapped centreline of the track or road, or to the edge of an airport's mapped grounds (to its point where only a point is mapped); a mapped line can sit some metres off the real one.

Railways are OpenStreetMap's track in use: main, branch and industrial lines, sidings and yards, and rapid transit; lines mapped as disused or abandoned, and track in tunnels, are left out. "Main line" is how OpenStreetMap's mappers class the line. Highways and major roads are the roads OpenStreetMap classes as motorway (a freeway), trunk (a highway) or primary (a major road). Airports and airstrips are every aerodrome OpenStreetMap maps, public or private, with its type where mapped; heliports aren't included. Airport noise exposure maps (the NEF contours some airports draw) aren't open data, so they aren't used.

Visit at rush hour and at night, ask the seller how often trains pass, and confirm with the local government whether a noise bylaw, a development permit area or an airport zoning regulation covers the lot. For a railway, the railway company or Transport Canada can say how many trains use the line; for an airport, ask the airport about flight paths.

Light at night is what the VIIRS satellite records looking down at about 1:30 a.m., averaged over the cloud-free nights of 2024, with fires, the northern lights and other passing light left out (the Earth Observation Group's yearly composite); its cells are about 460 m by 300 m in BC. We give the median of the cells within 1 km of the lot's middle, in nanowatts per square centimetre per steradian (rounded to whole numbers), set against the same figure at BC's homes (Statistics Canada's 2021 dwellings on ISED's points) and named after places that read alike (our reading). It is light going up, not how dark the sky looks from the ground: a nearby town's glow on the horizon, the moon, a neighbour's yard light and the trees aren't in it, and it says nothing of light at other hours. For stargazing, look at the sky from the lot on a clear, moonless night. This product was made utilizing VIIRS Nighttime Lights data produced by the Earth Observation Group, Payne Institute for Public Policy, Colorado School of Mines.

Community water

No open map of the District of Clearwater's water service: ask the District of Clearwater whether the lot is on it

Wells within 2 km

19

Median depth

54 m

Median tested yield

104 L/min (14 wells tested)

Median water level below ground

34 m

Mapped aquifer under the lot

None mapped

Groundwater level trend

No provincial observation well still measured in the aquifer under the lot or within 10 km

Groundwater tested 1.7 km away

At a water system's well, in aquifer 770: within Health Canada's limits, in mg/L: arsenic 0.0008, fluoride 0.13, manganese 0.027, uranium 0.00011, nitrate (as nitrogen) 0.03, lead 0.00037; manganese over the 0.02 mg/L taste and staining level in its one sample; 1 sample, 2005. Not this lot's water: test your own well.

Groundwater tested 3.3 km away

At a sampled well, in aquifer 769: within Health Canada's limits, in mg/L (medians): arsenic 0.00051, manganese under detection, uranium 0.001, nitrate (as nitrogen) 0.4, lead 0.000044; up to 9 samples, 2000 to 2025. Not this lot's water: test your own well.

Groundwater tested 3.5 km away

At a sampled well, in aquifer 769: within Health Canada's limits, in mg/L (medians): arsenic 0.00023, fluoride 0.08, manganese 0.001, uranium 0.00041, nitrate (as nitrogen) 0.59, lead 0.0002; up to 13 samples, 2000 to 2024. Not this lot's water: test your own well.

More wells tested

2 more within 10 km in the Province's records, farther away

Drinking-water protection zone

None over the lot on the Province's map (it holds only the zones a water system's protection plan has mapped, so many wells and intakes have none on it)

Water systems' wells and intakes within 300 m

None on the Province's list

Community watershed

None over the lot on the Province's map

Neighbours' wells show what drillers found nearby, not what a new well here will find; many wells were never registered. For a property on a well, ask for a recent flow test and water quality test.

Productivity is how much water the aquifer gives up to wells; vulnerability is how easily a spill at the surface could reach it; both are the province's ratings for the whole aquifer, not this lot. Mapped aquifers cover mostly settled valleys: a lot outside every outline can still have groundwater. Confirm with a qualified hydrogeologist or registered well driller.

These are samples of raw water, before any treatment, from wells in the Province's environmental monitoring records since 2000: its observation wells and groundwater surveys, water systems' wells and other drinking-water wells; wells at landfills, mines and permit holders' works are left out. A result below the lab's detection limit counts at that limit. Lead mostly comes from a well's pipes and fittings rather than the aquifer. Groundwater changes over short distances and with depth, so a nearby well says what the aquifer can hold, not what a well on this lot gives. Bacteria aren't shown: they depend on how each well is built and kept.

Health Canada's Guidelines for Canadian Drinking Water Quality set the most a drinking water should hold: arsenic 0.010 mg/L, fluoride 1.5 mg/L, manganese 0.12 mg/L (and 0.02 mg/L for taste and for staining laundry and fixtures), uranium 0.02 mg/L, nitrate 10 mg/L as nitrogen (45 mg/L as nitrate) and lead 0.005 mg/L, with arsenic and lead kept as low as reasonably achievable. Our summary of Health Canada's summary table, read 2026-10-11.

Test your own well, for bacteria and these, at an accredited lab; your health authority can say which labs take samples from private wells.

Community sewer

No open map of the District of Clearwater's sewer service: ask the District of Clearwater whether the lot is on it

Recorded water-supply wells within 30 m

None recorded within 30 m

Mapped water within 30 m

None mapped

Slope

This lot is too small to measure slope with the 30 m national elevation model.

Screening, not a site assessment: measured by us on the same elevation cells as the buildable area, against the separations in the Province's Sewerage System Standard Practice Manual: a field stays 30 m from a drinking-water well (60 to 90 m from a high-pumping one), 30 m from a lake, river or permanent stream (15 m from seasonal water and the sea), 7.5 m from a downslope drain or bank where effluent could break out, and, as a guideline, 3 m from the lot line. We use 30 m for every mapped stream. A gravity field isn't allowed on slopes over 15%, a mound or at-grade bed over 25%, and trenches over 45%.

Under the Sewerage System Regulation, only an Authorized Person (a Registered Onsite Wastewater Practitioner or a professional engineer or geoscientist) may plan and install a system, and they file the plans with the regional health authority before work starts. They dig test pits to check the soil depth and the seasonal water table and measure how fast the soil drains, which no open map shows. Ask the seller for the filing and maintenance records of an existing system, and have it inspected.

Well locations in GWELLS are often approximate, and many wells were never registered: look for well caps on and next to the lot. Wells, water lines and septic fields on the neighbours' land count too.

If the lot is on a community sewer, none of this applies; ask the local government, which may also set larger setbacks or a minimum lot size for septic.

Nearest hospital

Dr. Helmcken Memorial Hospital, Clearwater: 1.3 km

Next nearest hospital

100 Mile District General Hospital, 100 Mile House: 87 km

Nearest emergency department

Dr. Helmcken Memorial Hospital, Clearwater: 1.3 km. Hours on HealthLink BC's list: 24 hours a day, 7 days a week based on availability. Hours subject to change. Call ahead before going to the hospital

Nearest walk-in clinic

None within 30 km on HealthLink BC's list, which leaves many clinics out: ask the health authority or a local pharmacy

Nearest pharmacy

Pharmasave, Clearwater: 700 m. Hours on HealthLink BC's list: Mon to Sat 09:00 to 17:30, Sun 10:00 to 14:00. Closed Christmas Day

School catchment

Not mapped for this lot: catchments are shown only where the school district's boundaries are open data, for Surrey Schools (Surrey and White Rock) and the North Vancouver School District (the City and District of North Vancouver). Ask the school district which schools serve it.

Nearest public elementary school

Clearwater Secondary: 600 m

Nearest public secondary school

Barriere Elementary-Secondary: 51 km

Nearest public school with early French immersion

100 Mile House Elementary: 87 km

Nearest francophone school (Conseil scolaire francophone)

Collines-d'or, Kamloops: 102 km

Independent schools within 10 km

0

Nearest licensed group child care

Raft River Childcare: 1.9 km

Licensed group child care within 1 km

None on the Province's list

Licensed group child care within 2 km

2: by the ages their operators list, 1 school age (1 lists none); all take part in the fee reduction (CCFRI)

Licensed family child care within about 2 km

None on the Province's list

Nearest grocery store

Save-on-Foods: 800 m

Grocery stores within 10 km

1

Nearest fire station

Clearwater Fire Department: 500 m, on the Province's list

Nearest fire hydrant

Not said: we have no open hydrant map of the District of Clearwater; ask its fire department where the nearest hydrant is

Nearest ambulance station

Ambulance station 335, Clearwater: 1.2 km

Nearest police detachment or station

Clearwater RCMP: 2.1 km

Nearest transfer station or landfill

Clearwater Landfill: 7.2 km

Nearest post office

Post Office: 200 m

Postal area

V0E: Canada Post marks it a rural postal area (a 0 as the second character): mail mostly goes to a post office box or a rural route box, not to the door, and couriers often add a charge for rural postal codes (our reading).

Nearest gas station

Canco: 900 m

Nearest Service BC office

Service BC - 100 Mile House: 87 km

Nearest airport with screened airline flights

Kamloops airport (YKA): 109 km

Vancouver International Airport (YVR), BC's main airport for flights abroad

352 km

Nearest transit stop

Post Office: 270 m, route 1; 2 departures on a weekday, none on Saturday, none on Sunday (BC Transit's schedule, week of October 19, 2026)

Transit stops within 500 m

2

Nearest park or protected area

North Thompson River Park, a provincial park: 750 m from the lot line

Nearest recreation site or trail

Clearwater River Trail, on Recreation Sites and Trails BC's list: 2.5 km from the lot line

Distances are straight lines from the middle of the lot, measured by us. The drive is longer, and much longer where the road winds, crosses water or takes a ferry.

Hospitals are from the Province's list; emergency departments and walk-in clinics from HealthLink BC's lists, with the hours they give. Not every hospital has a 24-hour emergency department, and a small town's emergency department can close for a shift when it's short of staff: the health authority posts these as service changes, so check before you rely on one. In an emergency, call 9-1-1.

Which school a child goes to depends on the school district's catchment, not on distance: ask the district.

French programs are from the Ministry's school list. French immersion usually takes students by application or lottery, often with its own boundary, and the Conseil scolaire francophone's schools are for children whose parents have the right to French-language education: ask the district which applies.

Child care is from the Province's Child Care Map Data, listed October 13, 2026: licensed facilities the Province funds, so a licensed one without that funding, or a licence-not-required carer, isn't on it. The ages served and any space are what each operator reports, and many list no ages. A space reported weeks ago may be gone: ask the facility about spaces and wait lists.

The fee reduction is the Province's Child Care Fee Reduction Initiative (CCFRI): a facility taking part charges lower monthly fees for children up to kindergarten age (our summary).

Licensed family child care is in the provider's own home, so we count it but don't name or place it. It's counted on a grid of about 1 km, so the count near 2 km is approximate (our reading).

A fire station nearby doesn't mean it covers this lot: confirm the fire protection area with the local government. Insurers price fire cover by the road distance to the hall that responds and whether the lot is inside a fire protection area.

Insurers ask how far the house is from a hydrant as well as from the fire hall that responds: ask yours what distance it uses and what that does to the premium.

Fire halls, ambulance stations and police are from the Province's First Responders list (updated 2026-09-11), with fire stations it lacks added from OpenStreetMap. A hall that has moved may still be listed at its old address.

An ambulance station is where crews are based. How soon one arrives depends on where the crew is when the call comes.

A detachment is where police are based; it isn't always the force that covers the lot, and a community policing office is often volunteer-run with no officers on hand. Ask the local government which police serve the lot. In an emergency, call 9-1-1.

Pharmacies are from HealthLink BC's list, with the hours it gives: a few pharmacies are in clinics or programs for their own patients, and hours change, so call ahead.

Transit stops and departures are counted by us from BC Transit's and TransLink's published schedules for one week, leaving out the stop where a trip ends. A stop's distance is a straight line from the middle of the lot; the walk is longer. Service changes with the seasons: check the timetable before you count on a route.

Parks and recreation sites are measured in a straight line from the lot line. Conservancies, regional and municipal parks aren't on these lists. Recreation Sites and Trails BC's list doesn't say whether a site is open, closed or reachable this season: check its page before you go.

Grocery stores, transfer stations, landfills, recycling depots, post offices, gas stations are from OpenStreetMap, mapped by volunteers: one may be missing, closed or mapped in the wrong place, and a landfill may be closed without the map saying so (our reading).

The postal area is Statistics Canada's outline of where a postal code's first three characters are used, drawn from postal code points, so near its edge the lot may fall in the next one. It doesn't say how this lot's mail is delivered: ask Canada Post, and give a courier or online store the full postal code to see what they charge.

Airports with screened airline flights are the ones the CATSA Aerodrome Designation Regulations list, where the Canadian Air Transport Security Authority screens passengers, kept where OurAirports also lists scheduled flights (Dawson Creek is designated but has none listed). Smaller airports and floatplane bases with scheduled flights aren't screened and aren't on this list, so a nearer one may have flights: check with the airlines. Distances are straight lines; the drive, or a ferry, is longer.

Confirm services with the local government.

Best speed recorded within about 1 km

50/10 Mbps or faster

Over a wired line (cable, fibre or DSL)

50/10 Mbps or faster

Over fixed wireless

50/10 Mbps or faster

LTE mobile within about 1 km

recorded

Nearest place with 50/10 Mbps or faster

within about 1 km (about 100 m)

Data

ISED National Broadband Data, May 2026

Mobile carriers listed in the area around the lot (about 25 km²)

Bell and Telus (one shared network) (ISED, reported, not a guarantee at the lot)

Nearest FM radio transmitter

CIFM-FM-2, 92.7 MHz FM, 163 W, at Clearwater, about 3.2 km to the south; the bare ground doesn't block the line to it (our reading, terrain only)

Nearest TV transmitter

None in operation within 50 km on ISED's list

Bell satellite TV dish sightline

82° W sits 21° up to the south-east, clear of the hills by 15°; 91.1° W sits 25° up to the south-east, clear of the hills by 18° (terrain only; our reading)

Shaw Direct satellite TV dish sightline

107.3° W sits 30° up to the south-south-east, clear of the hills by 20°; 111.1° W sits 30° up to the south, clear of the hills by 20° (terrain only; our reading)

Starlink: sky hidden by the hills

The hills stay under 20° all round, so terrain shouldn't block it (trees and buildings not counted; our reading)

This is the service providers report to Innovation, Science and Economic Development Canada (ISED) for homes and roads near the lot, not a quote: ask providers whether they serve this address, at what speed and at what cost to connect.

Speeds are download/upload bands. 50/10 Mbps is ISED's top band, so a place in it can get much faster service, and it is the CRTC's target for every Canadian home.

A line that reaches homes within 1 km may stop short of this lot; bringing it further can cost the buyer. Fixed wireless and LTE need a clear line to the tower, which hills and tall trees can block.

Satellite service doesn't need nearby lines, but it needs a clear view of the sky.

Distances are straight lines from the middle of the lot, measured by us on a grid of about 250 m.

Mobile carriers are those Innovation, Science and Economic Development Canada (ISED) lists for mobile service in its hexagon of about 25 km² holding the lot's middle; ISED counts LTE and 5G together and doesn't say how much of the hexagon a carrier covers, so a listed carrier may not reach the lot, the house or the valley floor. Cell tower positions aren't open data. Ask the carriers, or try a phone on site.

Broadcast transmitters are from ISED's Spectrum Management System extract: the nearest FM and TV transmitters in operation within 50 km of the lot's middle, with their effective radiated power. Whether the bare ground blocks the line is our reading on the elevation model the Winter sun section reads (out to 16 km round the lot; hills beyond it aren't counted); trees, buildings and an antenna's height on the house aren't, and reception also depends on power, distance and the receiver.

Satellite sightlines are our reading: each geostationary satellite's place in the sky from the lot's middle (Telesat's orbital slots, read 2026-10-13) set against the skyline the Winter sun section reads on NRCan's elevation model, in 72 directions out to 16 km. Trees and buildings, which most often decide whether a dish sees its satellite, aren't counted, and a dish can sit higher or elsewhere on the lot. Starlink asks for a clear view of the sky from about 20° above the horizon and picks its own direction: its app's obstruction check on site is the real test.

Nearest climate station

Vavenby, 19 km away

Station elevation

445 m

Lot elevation (estimated, middle of the lot)

407 m

January mean temperature (1981-2010)

−5.2 °C*

July mean temperature (1981-2010)

18.2 °C*

Yearly precipitation, rain and snow as water (1981-2010)

484 mm

Yearly snowfall (1981-2010)

95 cm

Days a year over 30 °C (1981-2010)

17 days, 1.5 days of them over 35 °C*

Wettest day in the station's record to 2010

76.2 mm of rain and melted snow, January 21, 1935

Most snow in a day in the station's record to 2010

76 cm, January 21, 1935

Deepest snow on the ground in the station's record to 2010

59 cm, January 24, 1982

Heating degree days, below 18 °C (1981-2010)

4,208 a year*

Growing degree days, above 5 °C (1981-2010)

1,735 a year; 848 above 10 °C*

Period

1981-2010

Plant hardiness zone (regional)

4b

By the 2050s, days a year over 30 °C (model projection, SSP2-4.5)

About 15 more days over 30 °C a year than in the same models' 1971-2000

By the 2050s, longest frost-free run (model projection, SSP2-4.5)

A longest frost-free run about 35 days longer than in the same models' 1971-2000

By the 2050s, winter precipitation falling as snow (model projection, SSP2-4.5)

About 8 percentage points less of winter's precipitation falling as snow than in the same models' 1971-2000

Air monitoring station measuring fine particles

None within 30 km with 5 or more full years of readings

Lightning near the lot (1998-2025 average)

A cloud-to-ground flash within 10 km on about 12 days a year; 0.17 flashes per km² a year, more than at 3 in 4 BC homes

Normals are 30-year averages at the station, not readings for this lot. In BC's mountains a few hundred metres of elevation, a north-facing slope or a lakeshore can change winters a lot: a hillside lot can be much colder and snowier than a valley station.

The lot's elevation is our estimate from Natural Resources Canada's 30 m elevation model at the middle of the lot.

The hardiness zone is from Natural Resources Canada's 2025 map, read by us on a grid of about 2 to 3 km: near a zone's edge, or well above or below the valley around it, the lot may fall in the next zone. It is a guide to which plants survive the winter, not a frost date.

* Based on fewer years than the WMO standard: these figures rest on at least 20 or 15 of the 30 years, short of the World Meteorological Organization's standard of nearly all of them. ECCC publishes them as normals; treat them as a rougher guide.

The records are single days measured at the station: the most rain, snow and wind it saw in its record up to 2010 (ECCC's 1981-2010 sets give records over the station's whole history, so some dates are older than 1981). Each is one event, not what to expect in a year, and the lot can get more or less than the station.

ECCC's 1981-2010 normals for this station don't include the frost-free period, days with snow on the ground or the lowest temperature recorded, so those are left out rather than guessed.

A degree day is one degree of a day's mean temperature below or above a base, added up over the year. Heating degree days below 18 °C follow how much a home needs heating: a place with 5,000 needs roughly half again the heat of one with 3,300, for the same house. Growing degree days above 5 °C (10 °C for warm-season crops such as corn and grapes) follow how much warmth plants get to grow.

Model projections, not predictions of the weather: the median of 26 climate models downscaled by Environment and Climate Change Canada and the Pacific Climate Impacts Consortium (CanDCS-M6), for 2041-2070 under SSP2-4.5, a middle path for emissions. Each is given as the change from the same models' 1971-2000, not against a station's normals: in the mountains the models' figures can sit well off a valley station's, and the change between the two periods says more than either number. The frost-free run is the longest stretch of days with the low at or above 0 °C. The share of winter's precipitation falling as snow is our reading: each model's December to February snowfall over its precipitation, then the median across the models.

The models work on a grid of about 9 by 6 km, which averages valley floors with the slopes around them, so their own figures can sit well off a station's normals and aren't comparable with them. The models' own figures here, for setting against each other only: about 24 days over 30 °C a year in 2041-2070 (range 18 to 41 across the models), against about 9 in 1971-2000; a longest frost-free run of about 160 days (range 140 to 175), against about 125; and about 82% of winter's precipitation falling as snow (range 70% to 84%), against about 90%. The range runs from the 10th to the 90th percentile of the models' 2041-2070 figure; it isn't a range of the change.

Lightning is the Canadian Lightning Detection Network's cloud-to-ground flashes, averaged over 1998-2025, on Environment and Climate Change Canada's grid of 0.1 degrees (about 11 km north to south and 7 km east to west in BC): it is the area's lightning, not the lot's. A day counts when a flash fell in a grid cell whose middle is within 10 km of the middle of the lot's cell, by the Pacific standard time day (our reading); flashes per km² are for the lot's own cell. Set among BC's homes by Statistics Canada's 2021 dwellings on ISED's points. Lightning starts fires and can damage a well pump, panels or wiring on high open ground; ask an electrician about surge protection.

ECCC has no fuller 1991-2020 set for this station, so these are its 1981-2010 normals; recent years have run warmer than them in most of BC. Ask neighbours or the local government about snow on the road and who clears it.

Local government

Clearwater

Residential rate, 2026

6.6395 per $1,000

Municipal

3.6076 per $1,000

Regional district

0.8128 per $1,000

Regional hospital district

0.3125 per $1,000

School (set by the Province)

1.5977 per $1,000

Other

0.3089 per $1,000

BC municipalities' middle rate

6.24337 per $1,000

Your bill uses BC Assessment's value for the property, which can differ from its price, and may also include parcel taxes and utility fees (water, sewer, garbage) that aren't rates on value.

The home owner grant takes up to $570 off the bill of a home its owner lives in ($770 in the Province's northern and rural area in 2026, and up to $845, or $1,045 there, for seniors, veterans and people with a disability), for homes assessed at $2,075,000 or less in 2026; above that it shrinks by $5 for each $1,000. From 2027 the northern and rural extra ends and the regular grant is $570 everywhere. The owner applies each year, and must pay at least $350 in tax ($100 for the higher grant) after it.

Rates are set each May for the year; the next year's will differ.

Police service

The Clearwater RCMP detachment (rural; inferred)

Crime severity index, 2025

47 (BC 92)

Violent / non-violent index

50 / 47 (BC 98 / 91)

Crime severity index, 2015

65 (BC 93)

Break and enter, per 100,000 people, 2025

168 (BC 281)

Theft of a vehicle, per 100,000 people, 2025

126 (BC 138)

Theft from a vehicle, per 100,000 people, 2025

105 (BC 441)

Violent crime, per 100,000 people, 2025

1,090 (BC 1,531)

All Criminal Code offences (not traffic), per 100,000 people, 2025

3,687 (BC 6,943)

Inferred: the RCMP detachment named for this town. BC's police boundaries aren't open data, and a detachment's figures cover the countryside it polices as well as the town.

The crime severity index weighs each offence by how serious it is (one assault counts for more than several thefts), with Canada in 2006 set at 100. Rates are per 100,000 people living in the police service's area, so places with many visitors, commuters or seasonal homes read high, and in small places a few incidents swing the figures a lot. These are crimes reported to police, not all crime.

In BC only Surrey, the Township of Langley, Coquitlam and Port Coquitlam publish reported property crime block by block under an open licence; reports there count what was reported within 500 m of the lot. The police here don't, so the figures above are for the whole area they cover.

Police calls to a particular address aren't published in BC (privacy law keeps police records about identifiable people closed), and neither is whether a home was used as a grow-op or drug lab: that shows up as a notice on the title. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.