Property dossier · British Columbia

13807 Neaves Rd, Pitt Meadows

Name: 13807 Neaves Rd, Pitt Meadows
Address: 13807 Neaves Rd, Pitt Meadows, BC, CA

Pitt Meadows
Metro Vancouver Regional District

PID: 011-909-277
Mapped area: 9.73 ha (24.05 acres)
Local government: Pitt Meadows
Checked: Oct 20, 2026

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placedossier.com/p/011909277 · checked 2026-10-20

On the plan: everything we found1.7 km across

Plan is our drawing of every layer in this report on one sheet, with contours every 0.5 m (1–5 m above sea level) from NRCan's lidar elevation model (Flood Hazard Mapping South West survey, 2023; read at 16 m): the sheet that prints. Drawn from the sources in each section; lines can be metres off. Not a survey.

26 public records

What these mean

Look into: Something on or near this lot that's worth checking before you buy. Each section decides it for this lot from its own records: Winter sun, for one, only where the hills block much of the December sun.
This lot: The lot's own ground (zoning, slope, water, access, wells, septic), with nothing in the record to look into. Shown in full.
Background: Figures for the place around the lot (earthquakes, climate, services, taxes and the like) that read much the same for its neighbours. One line each; open one to read it.
Nothing found: Checked, and nothing on the record here.
Not covered: What these public records can't answer for this lot.

Each count is the sections in that group; the strip shows them in page order. Every finding names its source.

Around the lot

Nearest of each, from the lot's edge

Wateron or at the lota stream
Farmland reserveon or at the lotALR land
Public roadbeside the lot (about 10 m)Neaves Road
Dike20 mthe Pitt Meadows 1 - Alouette River dike

Nothing within 460 m: wildfire, water well, logging or crown land plan, power line, pipeline, gravel pit or quarry, military land, railway, highway or major road, airport or airstrip, floodplain map, mineral or placer title. Measured by us on the plan's lines, so expect a few metres either way. Each section has the official figures.

Look into3

Found on or near this lot, and worth checking before you buy.

§04Floodplain Look into

The lot is low-lying, near sea level: all of its ground lies under 5 m above sea level on NRCan's lidar (Flood Hazard Mapping South West survey, 2023) (our reading), yet it isn't on one of the province's designated floodplain maps. The Pitt Meadows 1 - Alouette River dike on Alouette River, North Alouette River and South Alouette River runs about 20 m from the lot line.

Ground this close to sea level, by the sea or a tidal river such as the lower Fraser, can flood in a storm surge or a high river, and land behind a dike floods when the dike is overtopped or breached (our reading). The province's maps leave much of such land out. Ask the local government for its flood construction level, any newer flood mapping, and whether the lot is in a diking area. The height is our reading of NRCan's elevation model, on a datum close to mean sea level; a BC land surveyor's survey decides.

The recordfloodplain on the plan

Ground height: All of its ground lies under 5 m above sea level on NRCan's lidar (Flood Hazard Mapping South West survey, 2023) (our reading)
Dams nearby: None within 1 km on the Province's list of dams
Dike: Pitt Meadows 1 - Alouette River: About 20 m from the lot line, along Alouette River, North Alouette River and South Alouette River; the diking authority is the City of Pitt Meadows; regulated under the Dike Maintenance Act; crest surveyed 2019
Dike: Pitt Meadows: About 100 m from the lot line, along Fraser River, Pitt River and Alouette River; the diking authority is the City of Pitt Meadows; regulated under the Dike Maintenance Act; crest surveyed 2020
Dike: Trethewey-Edge: About 620 m from the lot line, along Alouette River; the diking authority is Trethewey-Edge Diking District; regulated under the Dike Maintenance Act; crest surveyed 2020

These maps were drawn mostly in the 1980s and 1990s and cover only some rivers and lakes. Not being on one doesn't mean the land can't flood: ask the local government whether it has newer flood mapping, and whether its bylaws set a flood construction level or floodplain setback here.

A dike lowers the chance of flooding on the land behind it, up to the flood it was built for; it doesn't make that land safe from every flood. Dikes can be overtopped or breached, as on the Sumas Prairie in November 2021, and land behind one is often still on the floodplain map, with the local government's flood construction level still applying. Ask the diking authority which flood the dike is built for and its last inspection, and the local government whether the lot is in the area the dike protects.

Sources (5)

Floodplain areas (designated floodplain mapping), Province of BC (Open Government Licence – British Columbia); High Resolution Digital Elevation Model (HRDEM), lidar DTM from the Flood Hazard Mapping South West survey (2023), Natural Resources Canada (Open Government Licence – Canada); Flood Protection Works: Structural Works, Province of BC (Open Government Licence – British Columbia); Dike Maintenance Act, RSBC 1996, c. 95, ss. 1 and 2 (summarised in our words, read 2026-10-07); BC Dams, Province of BC (Open Government Licence – British Columbia).

What a floodplain map means, and what it doesn't cover →

Flood insurance and disaster assistance: what is covered, and what isn't →

§10Farmland reserve (ALR) Look into

All or part of this parcel is in the Agricultural Land Reserve.

In the ALR, farming comes first: a second home, subdividing, non-farm uses and bringing in fill are restricted and often need the Agricultural Land Commission's approval, and local zoning applies on top. Check the ALC's current rules before you plan any of these.

The recordfarmland reserve on the plan

In the ALR: Yes (all or part)

Source: Agricultural Land Reserve polygons, Agricultural Land Commission (Open Government Licence – British Columbia).

What the ALR means for a buyer →

Applying to the ALC to subdivide, build more or exclude land →

§07Water and streamside setbacks Look into

Mapped water on or within 30 m of the parcel: 4 unnamed streams.

Water nearby limits where you can build, clear or fill. In the regional districts covered by the Riparian Areas Protection Regulation, development within 30 m of a stream, lake or wetland needs a qualified environmental professional's assessment first; elsewhere the local bylaw sets its own setbacks, and any work in or next to a stream needs approval under the Water Sustainability Act. Ask the local government which rules apply here.

The recordwater and 30 m strip on the plan

Within 30 m: 4 unnamed streams
On the parcel: an unnamed stream
Fish recorded in the water by the lot: An unnamed stream (within 50 m of the lot): stickleback (species not given) (2 records, in 2009)
Docks and moorage on the Province's register (50 m): No moorage tenure on the Province's register within 50 m

The Freshwater Atlas is mapped at 1:20,000, so a line can be tens of metres from the real bank and small streams can be missing. A site survey sets the actual setback.

The Province's fish records come from surveys, fisheries work and permits, so they cover the waters someone sampled: a record says a fish was found somewhere in that water, not by this lot, and no record doesn't mean no fish (our reading). A qualified environmental professional decides whether the water by the lot is fish habitat. Under the Riparian Areas Protection Regulation, in the regional districts and the Islands Trust area it names, a residential, commercial or industrial development within a stream's riparian assessment area (30 m from the stream in most cases) needs a qualified environmental professional's assessment when the stream provides fish habitat to protected fish: salmon, trout, char and the other salmonids, game fish, and fish listed under the federal Species at Risk Act (ss. 1 to 3). A "stream" there includes lakes, and ditches, springs and wetlands connected to one by surface flow. Our summary, checked 2026-10-11.

The foreshore and the bed of a lake, river or the sea below the natural boundary (the visible high water mark) are almost all Crown land in BC, whoever owns the lot behind them, so a dock, boat lift or ramp on them needs the Province's authorization under the Land Act, and must leave the public's way along the foreshore open. The Province's General Permission for private moorage authorizes one dock fronting a lot without an application when the dock's owner owns or leases that lot, it's for private residential moorage only, it isn't over an archaeological site, eelgrass, a park, ecological reserve or protected area, or in an application-only area or a Land Act reserve, no other tenure covers that foreshore, and it's built within the permission's limits: floating or held above the water, no fill, dredging, cribs or solid core, no boathouse, roof, deck or shed, at least 5 m from the side lot line projected out over the water (6 m beside a public beach access or park) and 10 m from another dock, and on a lake or river no more than 42 m out with a float up to 3 m and a walkway up to 1.5 m wide (on the sea 60 m out, a 14 by 3.7 m float, and a biologist's marine habitat assessment before a new dock). Otherwise the dock needs a specific permission or a lease, applied for through FrontCounter BC. Building in or about a lake, river or stream also needs a Water Sustainability Act s. 11 notification or approval, and the local government's zoning and bylaws apply as well. Our summary of the Province's private moorage page and its General Permission (May 9, 2024), checked 2026-10-07.

A dock under the General Permission needs no application, so it isn't on the register: no tenure listed here doesn't mean there's no dock, or that a dock on the shore isn't authorized (our reading). Ask the seller how an existing dock is authorized, and FrontCounter BC (1-877-855-3222) before building or changing one.

Sources (6)

Freshwater Atlas (streams, rivers, lakes, wetlands, coastline), Province of BC (Open Government Licence – British Columbia); Known BC Fish Observations and BC Fish Distributions, Province of BC (Open Government Licence – British Columbia); Riparian Areas Protection Regulation, B.C. Reg. 178/2019, ss. 1 to 3 (summarised in our words, read 2026-10-11); TANTALIS Crown tenures, Province of BC (Open Government Licence – British Columbia); Land use – private moorage, Province of BC (summarised in our words, read 2026-10-07); Provincial General Permission for the Use of Crown Land for Private Moorage (Land Act), version of May 9, 2024 (summarised in our words, read 2026-10-07).

Which streamside rules apply, and where →

Docks and moorage: what the Province allows on the foreshore →

For reference17

What the records say, with nothing in them to look into.

About this lot 6

§03Buildable area For reference

About 7.6 ha (78%) of the lot is clear of steep slope and water setbacks; 22% is in or within 30 m of mapped water.

Clear 78%
Within 30 m of water 22%

Share of the lot's grid cells (8 m), each counted once: water first, then the 30 m strip, then steep slope.

The recordbuildable area on the plan

Clear of steep slope and water setbacks: 7.6 ha (78%)
In or within 30 m of mapped water: 22%
Steeper than 30%, outside that strip: 0%
15 to 30% slope: 0%
On designated floodplain (counted as clear): 0%
Median slope: 1%
Main slope direction: Mostly flat (slopes under 5%); measured by us on NRCan's lidar elevation model (Flood Hazard Mapping South West survey, 2023; 8 m grid)
Which way it faces: 0% south (SE to SW), 0% north (NW to NE), 100% flat; the rest east or west
Terrain stability (Province's map): The Province's terrain stability mapping doesn't cover this lot: it was mapped from air photos, mostly on forest land, so most towns and farmland aren't on it. That says nothing either way about the ground's stability

Estimated by us on Natural Resources Canada's lidar elevation model, from the Flood Hazard Mapping South West survey (2023): bare ground with buildings and trees taken out, read here on a 8 m grid, one dot on the plan per cell. Retaining walls, road cuts and ditches count as steep ground, and earthworks since the survey aren't shown. Slopes over 30% usually need a geotechnical engineer's report to build on; 15 to 30% is buildable with more work.

Not counted: zoning setbacks from the lot lines, room for a septic field and well (the Septic section screens for a field), easements and rights of way, and the local government's own slope or hazard development permit areas. What you can build names them where the local government publishes its map. A surveyor and the local government confirm where you can build.

Sources (3)

High Resolution Digital Elevation Model (HRDEM), lidar DTM from the Flood Hazard Mapping South West survey (2023), Natural Resources Canada (Open Government Licence – Canada); Freshwater Atlas and designated floodplain maps, Province of BC (Open Government Licence – British Columbia); Terrain Stability Mapping (TSM) Detailed Polygons, Province of BC (Open Government Licence – British Columbia).

How the buildable share is measured, and what it leaves out →

Archaeological sites: protected whether recorded or not, and how to ask →

§08Water wells nearby For reference

We have no open map of the City of Pitt Meadows's water and sewer service: most lots in town are on it (our reading); ask the City of Pitt Meadows before planning a well or field. No water-supply wells on record within 2 km. The lot is over mapped aquifer 39 (East Pitt River), unconfined sand and gravel (large river system), rated moderate productivity and high vulnerability.

The record

Community water: No open map of the City of Pitt Meadows's water service: ask the City of Pitt Meadows whether the lot is on it
Wells within 2 km: 0
Median depth: –
Median tested yield: –
Median water level below ground: –
Aquifer 39 under the lot: East Pitt River: unconfined sand and gravel (large river system); productivity moderate, vulnerability high, demand low; 11 wells linked, median depth 12.6 m
Groundwater level trend: No provincial observation well still measured in the aquifer under the lot or within 10 km
Groundwater quality tested nearby: No well within 10 km of the lot in the Province's monitoring records since 2000. Test your own well, for bacteria and these, at an accredited lab; your health authority can say which labs take samples from private wells.
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.

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.

Sources (10)

Groundwater wells (GWELLS), Province of BC (Open Government Licence – British Columbia); Aquifer 39: East Pitt River: ratings and wells (PlaceDossier aquifer page); Ground Water Aquifers, Water Protection and Sustainability Branch, Province of BC (Open Government Licence – British Columbia); Long-term Trends in Groundwater Levels in B.C., Environmental Reporting BC (Provincial Groundwater Observation Well Network) (Open Government Licence – British Columbia); Environmental Monitoring Data System (EnMoDS) results, Province of BC (Open Government Licence – British Columbia); Guidelines for Canadian Drinking Water Quality: summary table, Health Canada (summarised in our words); Health authority drinking water contacts, Province of BC (linked for reading); Drinking Water Sources – Protection Zones, Province of BC (Open Government Licence – British Columbia); Drinking Water Sources – Intakes/Wellheads, Province of BC (Open Government Licence – British Columbia); Community Watersheds – Current, Province of BC (Open Government Licence – British Columbia).

What to ask about a well before you buy →

§09Septic For reference

We have no open map of the City of Pitt Meadows's water and sewer service: most lots in town are on it (our reading); ask the City of Pitt Meadows before planning a well or field. If the lot isn't on sewer: about 7.5 ha (77%) of the lot is at least 30 m from mapped water and recorded wells, 3 m in from the lot lines and under 25% slope, where the Province's manual allows most kinds of septic field.

The record

Community sewer: No open map of the City of Pitt Meadows's sewer service: ask the City of Pitt Meadows whether the lot is on it
Recorded water-supply wells within 30 m: None recorded within 30 m
Mapped water within 30 m: 4 unnamed streams
Within the setbacks, under 15% slope (gravity fields, mounds and trenches): 7.5 ha (77%)
Within the setbacks, under 25% slope (mounds, at-grade beds and trenches): 7.5 ha (77%)
Within the setbacks, under 45% slope (trenches): 7.5 ha (77%)

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.

Sources (6)

Sewerage System Standard Practice Manual, version 3 (2014), Province of BC: Tables II-6, II-19 and III-16, summarised in our words, read 2026-10-04 (summarised in our words); Sewerage System Regulation, B.C. Reg. 326/2004, summarised in our words, read 2026-10-04 (summarised in our words); Groundwater wells (GWELLS), Province of BC (Open Government Licence – British Columbia); High Resolution Digital Elevation Model (HRDEM), lidar DTM from the Flood Hazard Mapping South West survey (2023), Natural Resources Canada (Open Government Licence – Canada); Freshwater Atlas and designated floodplain maps, Province of BC (Open Government Licence – British Columbia); Terrain Stability Mapping (TSM) Detailed Polygons, Province of BC (Open Government Licence – British Columbia).

Septic rules in BC, and what a buyer should check →

§12What's planned nearby For reference

No logging, Crown land applications or heavy Crown land uses on record within 1 km. Major projects within 10 km on the Environmental Assessment Office's register: New Fraser River Crossing (shoreline modification, about 6.1 km away, certificate issued Aug 6, 2004, operating).

Project	Decision	Phase	From the lot
New Fraser River CrossingShoreline Modification	Certificate Issued, Aug 6, 2004	Post Decision – Operation	About 6.1 km away

Major projects on the Environmental Assessment Office's register within 10 km, in assessment or approved; each name opens its EAO page. Distances run from the lot line to the single point the EAO gives for the project, which a mine, pipeline or line can reach well past. Closed ones are in the record below.

The record

Cutblocks applied for (1 km): 0
Approved, not yet logged (1 km): 0
Logged in the last 5 years (1 km): 0
Crown land applications (1 km): None
Quarry, industry, energy or tower tenures (500 m): None
Along the lot line: No parcel mapped along about 55% of the lot line (the north and east sides), most often a road allowance, water or Crown land the parcel map doesn't draw (our reading); land owned by the local government along about 45% of the lot line (the south and west sides)
Rights of way and easements drawn on the lot: None drawn on ParcelMap BC; a charge with no plan can still be on the title, so ask for it
Crown land reserves and notations (1 km): Order-in-council reserve (Land Act s. 15) for public recreation, file 0244588: no expiry date, 30 m from the lot line
Local development applications: Not covered here: we read applications only where the local government publishes them as open data (the CSRD, the City of Surrey, the City of Abbotsford and the District of Squamish). Ask the City of Pitt Meadows what's in progress on and near the lot
Nearest power line (200 m): None mapped within 200 m
Oil and gas pipelines (200 m): None within 200 m on the BC Energy Regulator's permit map
Permitted discharges to air, water and land (2 km): None on the Province's list
Major projects in assessment (10 km): None
Major projects approved (10 km): New Fraser River Crossing (shoreline modification; about 6.1 km away; certificate issued Aug 6, 2004, operating)
Reviewed, no assessment needed (10 km): McMillan Island Erosion (shoreline modification; about 9.6 km away; reviewed Oct 28, 2016: no assessment needed, under construction)
Closed or not reviewable (10 km): None

Cutblocks are from the province's forest tenure records, which cover Crown forest licences and woodlots, not logging on private land. Crown land applications are on the province's tenure register; the Applications, Comments and Reasons for Decision site takes public comments on them. Mineral and placer claims are in their own section above.

Who owns the land beside the lot is ParcelMap BC's owner type for each parcel that shares the lot line (measured by us along the line); the open parcel map names no owners. Crown land beside a lot, with a title or without, can be logged, leased, grazed or roaded, and a view or trail across it isn't yours to keep; ask the natural resource district or FrontCounter BC. Land owned by the local government is often a park, a road allowance or a utility lot; ask the local government what it's for.

The Province can set Crown land aside for a purpose, such as a gravel source, a road, a communication site, recreation or a treaty. Cabinet can reserve it by order in council (Land Act s. 15); the minister can withdraw it from disposition for a time, a map reserve (s. 16), or designate it for one use, a designated use area, which withdraws it from any use that doesn't fit (s. 17). A notation of interest isn't a reserve: it marks another agency's interest, so that agency is asked before the Province decides an application there (our reading). A reserve gives no date for when its purpose is used, if ever. Our summary of the Land Act, read 2026-10-12.

Major projects are those large enough to need a provincial environmental assessment: mines, power plants, pipelines, transmission lines, highways, ports, dams and resorts, among others. Each is on the Environmental Assessment Office's register at a single point, the location it gives for the project. A mine, pipeline, transmission line or road can reach well past that point, so a project listed 8 km away can still pass the lot, and one placed beyond 10 km isn't listed here. Each project's page on the EAO's site has its maps, documents and comment periods; distances are measured by us from the lot line to the point. Smaller projects (subdivisions, smaller pits and quarries, and other works under the assessment thresholds) aren't on this register.

Power lines are from two maps read together: the Province's map of high-voltage transmission lines (BC Hydro's, private and independent producers' lines), which leaves voltages out, and OpenStreetMap, where volunteers map lines and record the voltage where it's known. Smaller distribution lines along streets aren't included. Distances are measured by us from the lot line to the mapped line, which can sit some metres off the real one. The line's right of way, and what it lets the line's owner do on the land, is set by the easement on title, which is the definitive record: check it in the title search, and ask BC Hydro (or the line's owner) about clearances for building and trees.

Sources (10)

Forest tenure cutblock polygons (FTA 4.0), Ministry of Forests (Open Government Licence – British Columbia); TANTALIS Crown tenures, Province of BC (Open Government Licence – British Columbia); Environmental Assessment Office project points (EPIC), Province of BC (Open Government Licence – British Columbia); ParcelMap BC parcel fabric (parcel class and owner type), Land Title and Survey Authority of BC (Open Government Licence – British Columbia); TANTALIS Crown Land Reserves and Notations, Province of BC (Open Government Licence – British Columbia); Land Act, RSBC 1996, c. 245, ss. 10, 15, 16 and 17 (summarised in our words, read 2026-10-12); BC Transmission Lines (BC Hydro, private and independent power producers' lines), Province of BC (Open Government Licence – British Columbia); OpenStreetMap power lines as of 2026-10-13, © OpenStreetMap contributors (ODbL); Oil and Gas Pipeline Segment Permits, BC Energy Regulator (Open Government Licence – British Columbia); Waste Discharge Authorizations – All Authorizations, Province of BC (file of 2026-07-22) (Open Government Licence – British Columbia).

Power lines near a lot: rights of way, building, trees and health →

Getting power to a lot: who connects it and who pays →

Crown land next door: what it means, and whether you can buy it →

§14Wildlife and habitat For reference

No species-at-risk record on the parcel; 1 species or ecosystem recorded within 500 m.

The record

At-risk species or ecosystems on the parcel: None recorded
Within 500 m: Green Heron (Blue-listed)
Wide-ranging species mapped over it: None
Secured records in the wider area: Yes (location withheld by the CDC)
Wildlife Habitat Area over the parcel: No
Ungulate winter range over the parcel: No
Proposed Wildlife Habitat Area over the parcel: No
Proposed ungulate winter range over the parcel: No
Federal critical habitat over the lot: Western Painted Turtle Pacific Coast population (site: Jerry Sulina; a wide area, up to 1,444 ha)
Sensitive ecosystems mapped on the lot: Not mapped here: the lot isn't covered by any of the Province's sensitive ecosystem inventories (checked 2026-10-11)
Invasive plants recorded on the lot: None on the Province's list
Invasive plants recorded within 100 m: None on the Province's list
Forest cover (the Province's forest inventory): Dense grass; air photos of 2020

Red-listed species are at risk of being lost from BC; Blue-listed are of special concern. A record shows where the species was found, sometimes decades ago; no record doesn't mean nothing lives here, since most land has never been surveyed.

The CDC hides the exact location of some sensitive species inside large blocks; it shares details with landowners and their consultants on request (cdcdata@gov.bc.ca).

Federal critical habitat is the habitat a recovery strategy or action plan under the Species at Risk Act says a listed species needs to survive or recover (ss. 2, 41). On federal land the Act protects it by order (s. 58). On private and provincial land the Act leans on provincial and local law first; the federal Cabinet can order it protected where that falls short (s. 61). The Act's bans on harming a listed species or its residence apply everywhere for aquatic species and migratory birds, and elsewhere on private land only under a federal order (ss. 32 to 34). Our summary, read 2026-10-12.

Critical habitat for some sensitive species is kept off the public map; Environment and Climate Change Canada's Species at Risk Public Registry has each species' recovery strategy.

Species at risk can still limit building through local environmental development permit areas: ask the local government before planning work.

The Province's records come from invasive plant surveys, mostly since 2022, along roads, trails and shores and wherever crews were sent; no record doesn't mean no invasive plants. A record marks where a plant was found that day; it may since have been treated.

The Province's Vegetation Resources Inventory maps forest and other land cover from air photos, reading each stand as one: its trees by share of the stand, the leading species' age and height projected forward each year from the photo year, and crown closure (the share of the ground the tree crowns cover). It is built to plan forestry across the landscape, not to describe one lot: a mapped stand can hold clearings, a house site or other trees, the figures on private land can rest on old photos, and a stand logged or cleared since may still be drawn as forest. Before counting on timber, clearing costs or how much fuel stands near a house, have a forester or arborist walk the lot. Our summary, checked 2026-10-18.

Sources (8)

What a species-at-risk record means for a landowner →

Cutting trees on your property: whose rules apply →

§21Winter sun For reference

On December 21 the hills leave about 7 h 50 min of possible direct sun at the lot's middle, against 8 h on open ground at this latitude. (Our estimate from the terrain; trees and buildings not counted.) The ground also allows a view of Alouette River to the east-southeast (our reading). Slesse Mountain is in sight, 81 km to the east-southeast (our reading).

The skyline from the middle of the lot, read by us from NRCan's elevation model every 5°, and the sun's path on December 21, March 21 and June 21: solid where the sun clears the hills, dotted where they hide it. Angles are drawn true to scale. The blue band marks water the ground lets you see from there (east through south to west).

The record

December 21 (shortest day): 7 h 50 min of possible direct sun; 8 h on open ground
March 21 (about the same on September 21): 11 h 40 min; 12 h on open ground
June 21 (longest day): 15 h 10 min; 16 h on open ground
Noon sun on December 21: 17° above level; the hills due south rise to 0°
Highest hills in the winter sun's path: 1° above level to the south-east, 3.4 km away
Measured at: The middle of the lot, ground at about 2 m, from head height
Solar panel output (south-facing, tilted at the latitude): About 940 kWh a year for each kW of panels (December about 30), on Natural Resources Canada's 1998-2022 sunshine map; the sun on the panel's face is 3.43 kWh/m² a day over the year, 1.30 in December
Water the ground lets you see (16 km): Alouette River to the east-southeast, from about 200 m away, across about 45° of the horizon; North Alouette River to the northwest, from about 2 km away, across about 15° of the horizon; Katzie Slough to the southwest, from about 2.7 km away, across about 10° of the horizon; Sturgeon Slough to the north, from about 4.6 km away, across about 10° of the horizon; an unnamed river to the north, from about 11.7 km away
Highest skyline: 6° above level to the northeast, 15.7 km away
Named peaks in view (150 km): Slesse Mountain to the east-southeast, 81 km away (about 2,278 m); Canadian Border Peak to the east-southeast, 76 km away (about 2,180 m); Mount McGuire to the east-southeast, 68 km away (about 1,963 m); Crossover Peak to the east-southeast, 79 km away (about 2,108 m); Mount MacFarlane to the east-southeast, 78 km away (about 2,034 m); and 23 more
Highest ground in view: About 2,368 m, to the southeast, 80 km away
Farthest ground in view: About 116 km to the west-southwest: Mount Whymper
Most relief in one direction: To the southeast: from sea level, 0.1 km away, up to about 2,368 m, 80 km away
Town centres in line of sight: None within 150 km, over the bare ground
City lights in direct line (150 km): In direct line (our reading): the lights of Coquitlam to the west-northwest, 11 km (123 nW/cm²/sr at the brightest in line, like a city centre); the lights of Port Coquitlam to the west, 7.8 km (99 nW/cm²/sr at the brightest in line, like a city centre); the lights of Pitt Meadows to the west-southwest, 4.4 km (94 nW/cm²/sr at the brightest in line, like a city centre); the lights of Maple Ridge to the southeast, 5.5 km (77 nW/cm²/sr at the brightest in line, like a city centre); and 6 more

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 5% on June 21 (our figure above), so a panel at the lot's middle would most likely make less than this, through the year (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.

Sources (7)

Medium Resolution Digital Elevation Model (MRDEM-30), Natural Resources Canada (Open Government Licence – Canada); Solar position: General Solar Position Calculations (NOAA Global Monitoring Laboratory; Spencer, 1971) (Public domain); Daily average solar irradiance on tilted surfaces for all of Canada (1998-2022), Natural Resources Canada (Open Government Licence – Canada); Photovoltaic Potential and Solar Resource Maps of Canada (performance ratio), Natural Resources Canada (Open Government Licence – Canada); Freshwater Atlas lakes and rivers, Province of BC (Open Government Licence – British Columbia); BC Geographical Names (mountains, peaks and summits), Province of BC (Open Government Licence – British Columbia); VIIRS Nighttime Lights, 2024 annual composite, Earth Observation Group, Payne Institute for Public Policy, Colorado School of Mines (Elvidge et al. 2021, Remote Sensing 13(5):922), via Hengl, OpenGeoHub, Zenodo doi 10.5281/zenodo.7750174 (CC BY 4.0).

Winter sun: how the hills around a lot are read, and what the hours leave out →

Solar panels: what the yearly figure means, and what tilt and the hills change →

Background for this place 11

§15Earthquake shaking For reference

The building code's design shaking here is 0.40 g peak ground acceleration on firm ground, about 90% of Vancouver's.

Ground	Peak acceleration	Sa(0.2), low buildings
Firm ground (C)	0.40 g	0.93 g
Stiff soil (D)	0.44 g	0.97 g
Soft soil (E)	0.45 g	0.97 g

The 2020 building code's design shaking at the lot's centre, 2% in 50 years, by site class. Which class the lot's ground is comes from the building official or a geotechnical engineer.

The record

Peak ground acceleration, 2% in 50 years (the code's design level): 0.40 g
Peak ground acceleration, 10% in 50 years: 0.20 g
Short-period shaking Sa(0.2), the value the code uses for houses and other low buildings: 0.93 g
Peak ground acceleration, 2% in 50 years, on softer ground: 0.44 g on stiff soil (site class D), 0.45 g on soft soil, about 10% 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: 34 within 50 km and 167 within 100 km
Largest within 100 km: M4.9 in April 1990, about 60 km away
Nearest of magnitude 3 or more: M3.1 in July 1991, about 10 km away (NRCan: Southern British Columbia)
Tsunami: Unclear: the lot is more than 2 km from the ocean shore on the Freshwater Atlas coastline, which stops at river mouths, but its middle is about 2 m above sea level on NRCan's 30 m elevation model, low ground by tidal water (our reading). Ask the local government whether its tsunami or flood mapping covers the lot

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.

The Province's advice near the coast: if you feel a strong earthquake, drop, cover and hold on, then as soon as the shaking stops go to high ground or as far inland as you can, by your community's evacuation route where it has one, and stay there until officials give the all clear. A tsunami from a nearby earthquake can arrive in minutes.

Sources (5)

2020 National Building Code of Canada seismic hazard values (CanadaSHM6), Natural Resources Canada (Open Government Licence – Canada); National Earthquake Database, Earthquakes Canada, Natural Resources Canada (Open Government Licence – Canada); Freshwater Atlas coastline, Province of BC (Open Government Licence – British Columbia); Medium Resolution Digital Elevation Model (MRDEM-30), Natural Resources Canada (Open Government Licence – Canada); Get prepared for a tsunami, PreparedBC, Province of BC (page updated April 2, 2025) (summarised in our words, read 2026-10-07).

What the building code's shaking values mean →

Tsunami notification zones, and what they don't tell you →

§16Landslide records For reference

3 landslides on record within 5 km; the nearest, an earth slide, is 4.3 km from the lot.

The record

On record on the lot or within 100 m: 0
On record within 1 km: 0
On record within 5 km: 3
Nearest: 4.3 km from the lot: an earth slide, date not recorded (listed under “Port Hammond Slide”)
Kinds within 5 km: earth slide 3
With a date: none of the 3

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.

Source: Preliminary Canadian Landslide Database, version 14.0 (May 2026), Brideau et al. (CC BY 4.0).

What a landslide record means, and what it doesn't →

§17Federal contaminated sites For reference

No federal contaminated sites listed within 2 km. This inventory covers federal land only; see below for what that leaves out.

The record

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.

Source: Federal Contaminated Sites Inventory, Treasury Board of Canada Secretariat (reported for 2025-2026) (Open Government Licence – Canada).

What a contaminated site record means, and what it leaves out →

Old heating oil tanks: finding one, removing it, and who pays for a leak →

§19Services nearby For reference

Ridge Meadows Hospital is the nearest hospital, 4.5 km away in a straight line; the nearest fire station is Maple Ridge Fire Department Hall 3, 4.2 km; the nearest grocery store 3.8 km and public elementary school 3 km.

The record

Nearest hospital: Ridge Meadows Hospital, Maple Ridge: 4.5 km
Next nearest hospital: Eagle Ridge Hospital, Port Moody: 13 km
Nearest emergency department: Ridge Meadows Hospital, Maple Ridge: 4.5 km. Hours on HealthLink BC's list: 24 hours a day, 7 days a week
Nearest children's emergency department: Surrey Memorial Hospital: 17 km. Hours on HealthLink BC's list: 24 hours a day, 7 days a week
Nearest walk-in clinic: Ursus Care Clinic, Pitt Meadows: 4.1 km. Hours on HealthLink BC's list: Tue 09:00 to 12:00. Note that hours are subject to physician availability and patient volume. Clinic hours vary. Call to confirm. Closed statutory holidays
Nearest pharmacy: FreshCo, Maple Ridge: 3.8 km. Hours on HealthLink BC's list: Mon to Fri 09:00 to 20:00, Sat and Sun 10:00 to 18:00. Statutory holiday hours: 10:00 - 18:00
Nearest late-night or 24-hour pharmacy: Loblaws, Pitt Meadows: 3.8 km. Hours on HealthLink BC's list: Mon to Fri 09:00 to 22:00, Sat and Sun 09:00 to 19:00
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: Laity View Elementary, Maple Ridge: 3 km
Nearest public secondary school: Westview Secondary, Maple Ridge: 3.3 km
Nearest public school with early French immersion: Laity View Elementary, Maple Ridge: 3 km
Nearest francophone school (Conseil scolaire francophone): des Pionniers-de-Maillardville, Port Coquitlam: 8.6 km
Independent schools within 10 km: 9
Nearest licensed group child care: None within 2 km on the Province's list; the nearest is 3 km away
Licensed family child care within about 2 km: 1, in the providers' homes
Nearest grocery store: FreshCo: 3.8 km
Grocery stores within 10 km: 24
Nearest fire station: Maple Ridge Fire Department Hall 3: 4.2 km, on the Province's list
Nearest fire hydrant: Not said: we have no open hydrant map of the City of Pitt Meadows; ask its fire department where the nearest hydrant is
Nearest ambulance station: Ambulance station 257, Maple Ridge: 5 km
Nearest police detachment or station: Ridge-Meadows RCMP, Maple Ridge: 5.1 km
Nearest community policing office: Pitt Meadows Community Police Station: 4.9 km
Nearest transfer station or landfill: Happy Stan's Recovery Services (transfer station): 8.3 km
Nearest post office: Westgate: 3.8 km
Postal area: V3Y: an urban postal area: homes mostly get mail at the door or a community mailbox (our reading).
Nearest gas station: Petro-Canada: 3.7 km
Nearest Service BC office: Service BC - Maple Ridge: 5 km
Nearest ferry terminal: Barnston Island: 8.9 km. Crossings from it on OpenStreetMap: Barnston Island Ferry (Province of British Columbia)
Nearest airport with scheduled flights: Pitt Meadows Regional Airport: 6.3 km
Nearest airport with screened airline flights: Abbotsford airport (YXX): 33 km
Vancouver International Airport (YVR), BC's main airport for flights abroad: 40 km
Nearest transit stop: None within 1 km; the nearest is Westbound 123 Ave @ 20600 Block: 3.1 km, route 743; 26 departures on a weekday, 12 on Saturday, 12 on Sunday (TransLink's schedule, week of October 19, 2026)
Nearest park or protected area: Pitt Polder Ecological Reserve: 6.8 km from the lot line
Nearest recreation site or trail: Rock Creek, on Recreation Sites and Trails BC's list: 21 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.

Ferry schedules, fares and reservations aren't shown. Check the operator (BC Ferries, or for an inland crossing the Ministry of Transportation and Transit's inland ferries page) before you count on a sailing: many routes run fewer sailings in winter.

Grocery stores, transfer stations, landfills, recycling depots, post offices, gas stations, ferry terminals, ferry crossings 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.

Other airports and floatplane bases with scheduled flights are the ones OurAirports, a list its volunteers keep, marks with scheduled service; flights can be seasonal or few, so check with the airlines.

Confirm services with the local government.

Sources (15)

How school catchments work in BC →

Home insurance: what an insurer asks about the hall, the hydrant, the stove and the wiring →

Transit: what the schedules count, and what they leave out →

Child care: what the Province's list counts, and the fee programs →

Parks next door: what a park beside a lot means →

§20Internet For reference

Within about 1 km of the lot, ISED's broadband data records 50/10 Mbps or faster over a wired line and over fixed wireless. LTE mobile coverage is recorded there too.

<5/15/110/225/550/10+ WiredFixed wireless

Best band recorded within about 1 km, Mbps down/up. 50/10 is ISED's top band and the CRTC's target for every home. LTE mobile: recorded.

The record

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), Rogers, Freedom Mobile (ISED, reported, not a guarantee at the lot)
Nearest FM radio transmitter: CISF-FM, 107.7 MHz FM, 2 kW, at Surrey, about 16 km to the west-south-west; the hills within 16 km don't block the line to it (our reading, terrain only)
Nearest TV transmitter: CBUT-DT, TV channel 35 (digital), 88.5 kW, at Vancouver, about 25 km to the west-north-west; the hills within 16 km don't block the line to it (our reading, terrain only)
Bell satellite TV dish sightline: 82° W sits 22° up to the south-east, clear of the hills by 21°; 91.1° W sits 26° up to the south-east, clear of the hills by 26° (terrain only; our reading)
Shaw Direct satellite TV dish sightline: 107.3° W sits 32° up to the south-south-east, clear of the hills by 31°; 111.1° W sits 32° up to the south-south-east, clear of the hills by 32° (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.

Sources (6)

National Broadband Data (May 2026), Innovation, Science and Economic Development Canada (Open Government Licence – Canada); Pseudo-Household Demographic Distribution (2021), ISED (Open Government Licence – Canada); National Broadband Data, mobile providers by hexagon (2026-05-05), Innovation, Science and Economic Development Canada (Open Government Licence – Canada); Spectrum Management System Authorization Data Extract: Broadcast Service (2026-10-05), ISED (Open Government Licence – Canada); Geostationary fleet and orbital slots, Telesat (facts from the page, read 2026-10-13); Medium Resolution Digital Elevation Model (MRDEM-30), Natural Resources Canada (Open Government Licence – Canada).

What the internet figures mean, and what to ask a provider →

§22Soil for farming For reference

Mapped mostly as Class 4 of 7 for farming: severe limits; few crops, or a high risk of crop failure. Main limits: too wet (high water table). With the improvements the map judged practical the map rates it Class 2.

The record

Capability class (1 best, 7 none): Class 4: about 100% of the lot
What limits it: too wet (high water table)
Improved rating: Class 2 on most of the mapped part, assuming the improvements the map judged practical
Map scale: 1:20,000 to 1:100,000: 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.

Source: Agriculture Capability mapping, Province of BC (1960s to 1990s maps, digitised 2015) (Open Government Licence – British Columbia).

What the soil capability classes mean, and what they leave out →

§23Climate For reference

At Pitt Polder, 2.4 km from the lot, January averages 3.1 °C and July 18.0 °C, with 43 cm of snow and 2,155 mm of rain and snow a year (1981-2010 normals, based on fewer years than the WMO standard). The lot is at about the same elevation as the station. At the Pitt Meadows Meadowlands School station, 4.7 km away, fine particles passed the level of BC's air objective on a median of 2 days a year (2015 to 2025).

The record

Nearest climate station: Pitt Polder, 2.4 km away
Station elevation: 5 m
Lot elevation (estimated, middle of the lot): 2 m
January mean temperature (1981-2010): 3.1 °C*
July mean temperature (1981-2010): 18.0 °C*
Yearly precipitation, rain and snow as water (1981-2010): 2,155 mm*
Yearly snowfall (1981-2010): 43 cm*
Days a year over 30 °C (1981-2010): 6.6 days, under half a day of them over 35 °C*
Wettest day in the station's record to 2010: 143.8 mm of rain and melted snow, November 2, 1955
Most snow in a day in the station's record to 2010: 45 cm, January 23, 1954
Deepest snow on the ground in the station's record to 2010: 38 cm, November 20, 1996
Heating degree days, below 18 °C (1981-2010): 3,012 a year*
Growing degree days, above 5 °C (1981-2010): 2,098 a year; 958 above 10 °C*
Period: 1981-2010
Plant hardiness zone (regional): 8b
By the 2050s, days a year over 30 °C (model projection, SSP2-4.5): About 8 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 65 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
Days with fine particles over BC's air objective level: A median of 2 days a year at the Pitt Meadows Meadowlands School station, 4.7 km away (2015 to 2025); the most was 12 days in 2017, most in August
Lightning near the lot (1998-2025 average): A cloud-to-ground flash within 10 km on about 3 days a year; 0.05 flashes per km² a year, more than at half of 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 9 days over 30 °C a year in 2041-2070 (range 4 to 21 across the models), against about 1 in 1971-2000; a longest frost-free run of about 280 days (range 250 to 305), against about 215; and about 6% of winter's precipitation falling as snow (range 4% to 8%), against about 14%. The range runs from the 10th to the 90th percentile of the models' 2041-2070 figure; it isn't a range of the change.

At the Pitt Meadows Meadowlands School station, 4.7 km away, fine particles passed the level of BC's 24-hour objective (25 µg/m³) on a median of 2 days a year over the 11 years with a full record, 2015 to 2025; the most was 12 days in 2017, most of them in August. Most of these days fell from June to September, the wildfire season (our reading: mostly wildfire smoke).

The days are counted by us from the Province's verified hourly readings: a day counts when the station has 18 or more valid hours and their mean is over 25 µg/m³, the level of BC's Ambient Air Quality Objective for fine particles over 24 hours (the Province judges the objective itself on a year's 98th percentile of daily averages, not on single days), and a year counts when the station ran most of it, July to September included. They are the station's days, not this lot's: smoke drifts unevenly, and a lot up a valley or across a lake from the station can be clearer or smokier.

BC's air quality advisories and the Air Quality Health Index say what the air is like now; a HEPA filter and a home with a ventilation system that can recirculate help on smoky days.

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.

Sources (7)

Canadian Climate Normals 1981-2010, Environment and Climate Change Canada (Open Government Licence – Canada); Medium Resolution Digital Elevation Model (MRDEM-30), Natural Resources Canada (Open Government Licence – Canada); Plant hardiness zones of Canada (2025 map), Natural Resources Canada (Open Government Licence – Canada); Statistically downscaled climate indices from CMIP6 global climate models (CanDCS-M6), Environment and Climate Change Canada and the Pacific Climate Impacts Consortium, via the Canadian Centre for Climate Services (Open Government Licence – Canada); Air Quality and Climate Monitoring: Verified Hourly Air Quality and Meteorological Data (fine particulate matter, PM2.5), BC Ministry of Environment and Parks (Open Government Licence – British Columbia); Canadian Lightning Detection Network cloud-to-ground flashes (CanCPLDv1), Environment and Climate Change Canada (Open Government Licence – Canada); Pitt Meadows: climate, land and census facts (PlaceDossier area page).

What a plant hardiness zone means →

Climate projections for the 2050s: what the models say, and what they can't →

Wood stoves and wood heat: the Province's rules, local bylaws and winter air →

§24Radon For reference

Radon isn't mapped lot by lot. In the Fraser North health region, none of the 108 homes tested in Health Canada's 2009–2011 survey were at or above the 200 Bq/m³ guideline; across BC, 143 of 1,817 (7.9%).

The record

Health region (regional figure, not this lot): Fraser North
Homes tested here: 108
At or above 200 Bq/m³ (the guideline): None
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.

Sources (5)

Cross-Canada Survey of Radon Concentrations in Homes (2009–2011), Health Canada (Open Government Licence – Canada); Health Service Delivery Area Boundaries, Province of BC (Open Government Licence – British Columbia); Radon guideline, Health Canada (summarised in our words, read 2026-10-02); Testing your home for radon, Health Canada (summarised in our words, read 2026-10-02); Radon in real estate, Health Canada (summarised in our words, read 2026-10-02).

Radon and buying a home in BC →

§25Property tax For reference

Pitt Meadows's 2026 residential rate is $4.62 per $1,000 of assessed value, below the middle of BC's 160 municipalities ($6.24): about $4,622 a year on a $1,000,000 home at 2026 rates, before the home owner grant. Confirm with the municipality.

Municipal $2.95
Regional district $0.06
School (set by the Province) $1.21
Other $0.40
Middle of BC's municipalities $6.24

Where each $1,000 of assessed value goes, 2026.

Price or assessed value$

On $500,000: about $2,311 a year; on $1,000,000: about $4,622, at 2026 rates, before the home owner grant.

The record

Local government: Pitt Meadows
Residential rate, 2026: 4.622 per $1,000
Municipal: 2.952 per $1,000
Regional district: 0.0583 per $1,000
Regional hospital district: 0 per $1,000
School (set by the Province): 1.2148 per $1,000
Other: 0.3969 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.

Sources: City of Pitt Meadows's 2026 tax rates bylaw, as compiled by the Province (Local Government Statistics Schedule 702, 2026) (the rates only: facts set in public bylaws, not open data); Home owner grant, Province of BC (summarised in our words, read 2026-10-04).

How property tax works in BC, and what else goes on the bill →

The home owner grant: who gets it, how much, and applying each year →

Property transfer tax: what you pay when you buy, and the exemptions →

§26Speculation and vacancy tax For reference

Pitt Meadows is in the Province's speculation and vacancy tax area. An owner of a home here declares each year by March 31 and owes the tax unless an exemption applies: the main ones are living in it as your principal residence, or renting it to a tenant for at least six months of the year. For 2026 it is 1% of the assessed value a year for Canadian citizens and permanent residents, 3% for foreign owners and untaxed worldwide earners (4% from 2027).

The record

Place: Pitt Meadows
In the taxable area: Yes
Rate, 2026: 1% of the assessed value for Canadian citizens and permanent residents, 3% for foreign owners and untaxed worldwide earners (4% from 2027)
Declare by: March 31 each year, for the year before

The tax applies to property BC Assessment classes as residential; exemptions also cover a newly bought home in its first year, a home being built or rebuilt, a home reached only by water and over 100 m from a road, and a property assessed at $150,000 or less, among others. Every owner on title declares separately, each year, even when exempt. Confirm a given property with the Province's speculation and vacancy tax office.

Reserve and treaty lands, and islands reached only by air or water (Vancouver Island aside), are outside the taxable areas.

Sources: Taxable areas for the speculation and vacancy tax, Province of BC (page updated December 8, 2025) (summarised in our words); Speculation and vacancy tax rates and exemptions, Province of BC (summarised in our words, read 2026-10-04).

Where the speculation and vacancy tax applies, and who pays →

§27Crime For reference

The Pitt Meadows RCMP (municipal) reported a crime severity index of 61 in 2025, below BC's 92; down 25% since 2015 (BC unchanged).

Pitt Meadows 61
BC 92

Crime severity index by year, 2011 to 2025, police-reported (Canada in 2006 = 100).

The record

Police service: The Pitt Meadows RCMP (municipal)
Crime severity index, 2025: 61 (BC 92)
Violent / non-violent index: 65 / 60 (BC 98 / 91)
Crime severity index, 2015: 81 (BC 93)
Break and enter, per 100,000 people, 2025: 194 (BC 281)
Theft of a vehicle, per 100,000 people, 2025: 118 (BC 138)
Theft from a vehicle, per 100,000 people, 2025: 260 (BC 441)
Violent crime, per 100,000 people, 2025: 1,020 (BC 1,531)
All Criminal Code offences (not traffic), per 100,000 people, 2025: 5,529 (BC 6,943)

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: where a council acted on one, its order or a note on the title can show it. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.

Sources: Statistics Canada, Table 35-10-0063-01, Crime severity index and weighted clearance rates, police services in British Columbia (Statistics Canada Open Licence); Statistics Canada, Table 35-10-0184-01, Incident-based crime statistics, by detailed violations, police services in British Columbia (Statistics Canada Open Licence).

What police-reported crime figures say about a place, and what isn't public →

Was this house a grow op? What the records show, and what the seller must say →

Nothing found5

Checked, and nothing on the record here.

§01Road access Nothing found

A mapped public road runs along or through the parcel: Neaves Road (main road, paved).

The recordroads on the plan

Roads along the parcel: Neaves Road (main road, paved); an unnamed track, marked private; an unnamed driveway, marked private
Nearest public road: Along the parcel
Who maintains the road: No road within 100 m of the lot is on the Ministry of Transportation's inventory, so the roads along it are the City of Pitt Meadows's streets (or private), and the City of Pitt Meadows clears its own streets in winter.
Snow clearing priority: The City of Pitt Meadows clears its own streets in winter, but publishes no snow-clearing priority map we can use. Ask the City of Pitt Meadows which priority the street along the lot has, and how soon after a snowfall it is usually cleared.

Worked out by us from OpenStreetMap road lines: a road whose centreline is within 25 m of the lot line is counted as running along it. The map isn't proof of legal access: a road can be private, unbuilt or not maintained in winter, and reaching a lot across someone else's land needs a registered easement. The title search and the local government (or the Ministry of Transportation outside towns) confirm both.

Sources: OpenStreetMap road data as of 2026-10-13, © OpenStreetMap contributors (ODbL); Ministry of Transportation Road Features Inventory and District Boundaries, Province of BC (Open Government Licence – British Columbia).

What a road on the map does and doesn't prove →

§05Wildfire history Nothing found

No recorded wildfire on or within 2 km of the parcel since 1919.

The record

Fires on the parcel: 0
Fires within 2 km: 0
Within 2 km in the last 30 years: 0
Natural fire regime (the Province's ecosystem map): NDT2, infrequent stand-initiating events: forest where large fires replaced the stand about every 200 years on average, leaving wide even-aged stands with a few older trees that survived
Biogeoclimatic unit: Coastal Western Hemlock zone, dry maritime subzone, Eastern variant (CWHdm3)

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.

Sources (3)

Fire perimeters – historical, BC Wildfire Service (Open Government Licence – British Columbia); BEC Map (biogeoclimatic zones and natural disturbance types), Province of BC (Open Government Licence – British Columbia); Biodiversity Guidebook, Forest Practices Code of British Columbia (1995), natural disturbance types (Our summary, checked 2026-10-11).

How to read a fire history →

Burning brush or slash on your property: the rules →

§06Evacuation orders and alerts Nothing found

No evacuation order or alert has covered this lot since the Province's record began in April 2017.

The record

Events with an order over the lot since April 2017: 0
Events with only an alert: 0

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.

Sources: Historical Orders and Alerts, Emergency Management and Climate Readiness (Open Government Licence – British Columbia); Evacuation Orders and Alerts, Emergency Management and Climate Readiness (Open Government Licence – British Columbia).

What an evacuation order or alert on the record means →

§11Mineral and placer titles Nothing found

No mineral or placer titles on or within 1 km of the parcel.

The record

Over the parcel: None
Within 1 km: None
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.

Sources: Mineral, placer and coal tenures, Mineral Titles Branch (Open Government Licence – British Columbia); Mineral Reserve Sites, Mineral Titles Branch, Province of BC (Open Government Licence – British Columbia).

What a claim over private land means →

§18Noise sources nearby Nothing found

No railway, no highway or major road and no airport or airstrip mapped within 2 km.

The record

Nearest railway (2 km): None mapped within 2 km
Nearest highway or major road (2 km): None mapped within 2 km
Nearest airport or airstrip (2 km): None mapped within 2 km
Light at night (within 1 km, 2024): 3 nW/cm²/sr, faint, as around Wells or Lytton (our reading); darker than about 84% of BC's homes. The brightest spot within 5 km is about 4.3 km west-southwest of the lot's middle, at 94.

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 (Winter sun lists any towns whose lights are in direct line), 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.

Sources (3)

OpenStreetMap road data as of 2026-10-13, © OpenStreetMap contributors (ODbL); OpenStreetMap railways and aerodromes as of 2026-10-13, © OpenStreetMap contributors (ODbL); VIIRS Nighttime Lights, 2024 annual composite, Earth Observation Group, Payne Institute for Public Policy, Colorado School of Mines (Elvidge et al. 2021, Remote Sensing 13(5):922), via Hengl, OpenGeoHub, Zenodo doi 10.5281/zenodo.7750174 (CC BY 4.0).

Railways, highways and airports near a lot: what the distances mean →

Dark skies: what the light-at-night figure means, and what it leaves out →

Not covered here1

What these public records can't answer for this lot.

§02What you can build (zoning) Not covered here

We can't name this lot's zone: the City of Pitt Meadows isn't among the local governments whose zoning maps we read, which are those published under an open licence.

The recordthe lot on the plan

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: Adds no homes here: the lot is in the Agricultural Land Reserve, where the Agricultural Land Commission's limits on homes come first (usually one secondary suite or accessory home at most, and some need the Commission's approval).
Transit-oriented area (provincial minimum): Not in one as we read it: the lot isn't within 800 m of a SkyTrain station or 400 m of a bus exchange or West Coast Express station the Province prescribes. Our measure from the regulation's station points (B.C. Reg. 263/2023), checked 2026-10-06.
Short-term rentals (provincial rule): The Province's principal residence requirement applies in Pitt Meadows (list in force from June 1, 2026): a short-term rental (under 90 days) is limited to the host's own home plus one secondary suite or garden suite on the same property. Land assessed as a farm (class 9) is exempt. Local bylaws, including the zone's own rules, can be stricter. Hosts anywhere in BC register each unit with the provincial registry.

We cover local governments that publish their zoning map under an open licence, in the Thompson-Nicola, Columbia Shuswap, East Kootenay, North Okanagan, Central Okanagan, Nanaimo and Sunshine Coast regional districts and cities from Surrey to Fort St. John (list on the Data sources page). Ask the local government which zone applies here.

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.

Sources (7)

Heritage Conservation Areas of BC, Heritage Branch, Province of BC (Open Government Licence – British Columbia); Local Government Act, ss. 481.3 and 481.4 (small-scale multi-family housing), BC Laws (summarised in our words, checked 2026-10-04); Local Government Zoning Bylaw Regulation, B.C. Reg. 262/2023, BC Laws (summarised in our words, checked 2026-10-04); Small-scale, multi-unit housing, Province of BC (page updated January 20, 2026), and its Provincial Policy Manual (summarised in our words); Local Government Transit-Oriented Areas Regulation, B.C. Reg. 263/2023 (consolidated to September 29, 2026), BC Laws (summarised in our words, checked 2026-10-06); Local Government Act, s. 481.01 (zoning in transit-oriented areas), BC Laws (summarised in our words, checked 2026-10-06); Principal residence requirement, Province of BC (page updated September 21, 2026) (summarised in our words).

Short-term rental rules in BC →

Work done without a permit: what it means for a buyer →

Official records on a property: what's public, and how to look them up →

What a seller must tell you, and what you have to find out yourself →

§28Questions to ask

Built from what these records found, plus the basics for any purchase. Tick them off as you go (this browser remembers them; nothing is sent to us), or print the page.

For what we found

For what this report flags under Look into: what it found, then the questions it raises and whom to ask. Start here.

The report The lot is low-lying, near sea level: all of its ground lies under 5 m above sea level on NRCan's lidar (Flood Hazard Mapping South West survey, 2023) (our reading), yet it isn't on one of the province's designated floodplain maps. Floodplain

Has the property or any building on it ever flooded or had water in the basement or crawlspace?Ask the seller or their agent
What are the flood construction level and the setback from the water for this lot, and is there newer flood mapping?Ask the local government
Can I get overland flood coverage here, and at what cost?Ask your insurer

The report All or part of this parcel is in the Agricultural Land Reserve. Farmland reserve (ALR)

Are there ALC decisions, applications, conditions or compliance orders on the property?Ask the seller or their agent
In the ALR, what does the Agricultural Land Commission allow here for a second home, a bigger house, subdividing or fill, and does local zoning add limits?Ask the local government

The report Mapped water on or within 30 m of the parcel: 4 unnamed streams. Water and streamside setbacks

Has any work been done in or near the stream, lake or wetland, and was it approved?Ask the seller or their agent
Does the Riparian Areas Protection Regulation or a local setback apply to this lot, and would building, clearing or a dock need an environmental professional's assessment?Ask the local government

Worth confirming

The report has a lead on these, quoted above the questions it bears on: ask to confirm it holds for this lot.

The report Major projects approved (10 km): New Fraser River Crossing (shoreline modification; about 6.1 km away; certificate issued Aug 6, 2004, operating). What's planned nearby

How close does the major project nearby come to this lot (the Environmental Assessment Office's project page has its maps), and what will it bring in traffic, noise, dust or work camps, and when?Ask the local government

The report We have no open map of the City of Pitt Meadows's water and sewer service, but most lots in town are on it (our reading). Water wells nearby

Is the property on a well or community water, and on a septic system or sewer? For a well, can I see a recent flow test and water quality test; for septic, its permit and last pump-out?Ask the seller or their agent

The report Nearest fire station: Maple Ridge Fire Department Hall 3, 4.2 km, on the Province's list (in a straight line). Services nearby

Is the property inside a fire protection area, which fire hall responds, and how far is it by road?Ask your insurer

The report Within about 1 km of the lot, ISED's broadband data records 50/10 Mbps or faster over a wired line and over fixed wireless. Internet

If there's a home, what internet service does it have now (provider, speed and monthly cost), and is it reliable enough for video calls?Ask the seller or their agent

No answer yet

The public records don't answer these: ask.

The seller or their agent

Were all buildings, suites and additions built with permits, and is any use on the property non-conforming?why
If there's a home, has it had a long-term radon test (3 months or more), what did it show, and is there a radon reduction system?why

The local government

Which zone applies to this lot, and are there site-specific rules, development permit areas or official community plan policies that affect what I want to build?why

Your lawyer or notary

What does the title search show: easements, covenants, rights of way, liens and the surveyed area?

Your home inspector or a specialist

Can the well and septic system be inspected and tested before subjects are removed?why

The school district

Which schools is the lot in the catchment of, is there room in them for my children's grades, and is there school bus service on this road?why

Find the people

Official public registers: find someone near you, or check that the one you've found is licensed. No one pays to be listed.

Lawyer · title search, conveyancing, easements and covenants
Law Society of BC lawyer directory
Notary · conveyancing and title search
Society of Notaries Public of BC roll of notaries
Land surveyor · lot lines, building locations, a survey certificate
Association of BC Land Surveyors member directory
Well driller or pump installer · a new well, a flow test, pump work
BC register of well drillers and well pump installers
Septic practitioner · septic inspection, design and installation
ASTTBC registrant directory (pick ROWP under Sub Class)
Agrologist · soil, farm capability and ALR applications
BC Institute of Agrologists directory of registrants

Buying from outside Canada or through a company, or working out the property transfer tax: AcreScout sets out who can buy land in BC and what the transfer tax comes to. Confirm with your lawyer or notary.

§29The parcel record

Parcel type: Subdivision
Owner type: Private
Plan: NWP774
Mapped area: 9.73 ha (24.05 acres)

Mapped area is from ParcelMap BC and can differ from the surveyed area on title. Owner names, assessed values and title charges aren't public data; a title search at the Land Title and Survey Authority shows easements, covenants and liens.

Source: ParcelMap BC parcel fabric (Open Government Licence – British Columbia), updated 2021-03-29.

§30Names on the map

14 official place names within 5 km of the lot; the nearest community is Pitt Meadows.

The names (14)

McKenny Creek, 1.7 km southeast · official since 1976
Blaney Creek, 2 km north · official since 1976
North Alouette River, 2.2 km northwest · official since 1936
McKenzie Creek, 2.4 km northeast · official since 1976
Fenton Road Slough, 2.5 km northwest · official since 1976
Goose Bar, beach, 3.1 km northwest · official since 1976
Donegani Creek, 3.3 km east · official since 1961
Sheridan Hill, mountain, 3.5 km north · official since 1951
Pitt Meadows, locality, 3.6 km southwest · official since 1982
Spring Creek, 3.7 km east · official since 1978
Graveyard 5, reserve, 4.2 km south · official since 1998
Sturgeon Slough, 4.6 km north · official since 1951

And 2 more within 5 km.

Old newspapers mentioning Pitt Meadows: UBC's BC Historical Newspapers.

Official names from the Canadian Geographical Names Database, measured by us from each name's point to the lot's middle; a creek's or a range's point is one spot on it. Many BC names have origin notes (who or what a name recalls, when it was adopted) on BC Geographical Names: each linked name opens its page there. Old newspapers on UBC's BC Historical Newspapers can be searched for the nearest community; its terms allow research or private study.

Source: Canadian Geographical Names Database (Natural Resources Canada), via the GeoNames API (OGL-Canada).

Land for sale nearby

The 5 nearest listings on AcreScout within 25 km, nearest first.

Listing	Asking price	Size	Per acre	From the lot
12957 210 StreetMaple Ridge, listed 880 days ago	$2,900,000	9.09 acres	$319,032 an acre	1.8 km
21810 132 AvenueMaple Ridge, listed 68 days ago	$1,899,000	2.94 acres	$645,918 an acre	2.5 km
14017 Hale Road RoadPitt Meadows, listed 34 days ago	$2,795,000	16 acres	$174,688 an acre	2.6 km
15227 Sheridan DrivePitt Meadows, listed 16 days ago	$1,849,900	1 acre	$1,849,900 an acre	3 km
19782 150 AvenuePitt Meadows, listed 147 days ago	$2,899,999	5 acres	$580,000 an acre	3 km

Distances are straight lines from the lot's middle to the listing's pin. Where AcreScout places a listing only roughly, no distance is given, only the place it's near. Per acre is left out under about an acre. Asking prices are what sellers ask, not what land sells for.

Listings: AcreScout (our sister site), active listings as of 2026-10-20. Asking prices set by the sellers; not a valuation.

Checked 2026-10-20. General information from public records, not an inspection, survey, appraisal or legal advice. Confirm with the local government and a professional before you buy or build.