Lot in Kamloops (PID 012-940-801)

Zone

T1 (Railway)

Zoning bylaw

City of Kamloops Zoning Bylaw No. 55, 2021

Homes allowed

None: the zone lists no dwelling

Main uses

Railway lines, stations and yards, including storing and repairing rolling stock

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)

Development permit areas

None over the lot on the City of Kamloops's maps

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 Kamloops (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.

The zone sets no lot size, coverage, height or setbacks of its own (s. 11.5).

Fences up to 3 m in the rear yard of any lot next to a railway (s. 5.8.4).

Divisions 2 to 5 of the bylaw (definitions, general rules, parking, landscaping and fences) also apply.

Fabric-covered buildings only as accessory buildings, up to 40% of the main building's floor area (s. 3.10).

Up to four for storage, each at most 12.1 m long, under the accessory building limits, never lived in and never holding fuel or explosives (s. 3.11.4).

Beside a provincial highway, buildings and structures stand at least 4.5 m from that lot line (3 m where a public lane gives secondary access); less needs the Ministry of Transportation's consent and a variance (s. 3.15).

Our summary of Section 11.5 of City of Kamloops Zoning Bylaw No. 55, 2021, consolidated to 2026-06-09. Site-specific exceptions listed in the bylaw by legal description can add or change uses for one property.

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

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

Clear of steep slope and water setbacks

5.6 ha (94%)

In or within 30 m of mapped water

6%

Steeper than 30%, outside that strip

0%

15 to 30% slope

17%

On designated floodplain (counted as clear)

26%

Median slope

6%

Main slope direction

Mostly faces west (62% of the lot faces within 45° of it); measured by us on NRCan's 30 m elevation model

Which way it faces

0% south (SE to SW), 5% north (NW to NE), 38% 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 30 m elevation model: each dot on the plan is one 30 m cell. Small banks, gullies and benches can be smoothed out, and on lots under a few hectares the edges count for a lot. Slopes over 30% usually need a geotechnical engineer's report to build on; 15 to 30% is buildable with more work.

Designated floodplain counts as clear here: homes are built on it, with floors raised to the flood construction level and setbacks from the water that the local bylaw sets. The Floodplain section names the map, and the level where we've read the local bylaw; ask the local government for the level that applies.

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.

December 21 (shortest day)

4 h 50 min of possible direct sun; 7 h 40 min on open ground

March 21 (about the same on September 21)

10 h 30 min; 12 h on open ground

June 21 (longest day)

14 h 20 min; 16 h 20 min on open ground

Noon sun on December 21

16° above level; the hills due south rise to 9°, 2.5 km away

Highest hills in the winter sun's path

14° above level to the south-east, 1.7 km away

Measured at

The middle of the lot, ground at about 353 m, from head height

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

About 1,020 kWh a year for each kW of panels (December about 34), on Natural Resources Canada's 1998-2022 sunshine map; the sun on the panel's face is 3.73 kWh/m² a day over the year, 1.45 in December

Water the ground lets you see (16 km)

North Thompson River to the northwest, from about 650 m away, across about 130° of the horizon; an unnamed river to the northwest, from about 850 m away, across about 30° of the horizon; an unnamed river to the north, from about 2 km away; an unnamed river to the north, from about 5.2 km away

Highest skyline

14° above level to the southeast, 1.7 km away

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 37% of the direct sun on December 21 and about 12% on June 21 (our figure above), so a panel at the lot's middle would most likely make less than this, most of all in winter (our reading; the hills block direct sun, not all the light). A solar installer measures the roof or the spot itself.

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

Capability class (1 best, 7 none)

Class 5: about 90% of the lot

What limits it

soil holds little water

Improved rating

Class 2, assuming the improvements the map judged practical

Map scale

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

Mapped

1960s to 1990s (digitised 2015)

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

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

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

0.087 g

Peak ground acceleration, 10% in 50 years

0.034 g

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

0.20 g

The same value in city centres

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

Tsunami

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

These are the 2020 National Building Code's reference values at the lot's centre, on firm ground (site class C). Soft soil, fill or a slope can make shaking stronger; the site class and the values a building is designed for come from the building official or a geotechnical engineer.

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.

On record on the lot or within 100 m

0

On record within 1 km

2

On record within 5 km

2

Nearest

350 m from the lot: a rock slide, date not recorded

Kinds within 5 km

earth slide 1, rock slide 1

With a date

none of the 2

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

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

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

Health region (regional figure, not this lot)

Thompson Cariboo Shuswap

Homes tested here

109

At or above 200 Bq/m³ (the guideline)

7 (6.4%)

At or above 600 Bq/m³

None

Across BC

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

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

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

Federal sites within 2 km

0

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

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

Confirm with the local government and a qualified environmental professional.

At-risk species or ecosystems on the parcel

None recorded

Within 500 m

Lewis's Woodpecker (Blue-listed)

Wide-ranging species mapped over it

American Badger (Red-listed)

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

American Badger jeffersonii subspecies (Western population) (safe movement; core; a wide area, up to 23,437 ha); Lewis's Woodpecker (site: Thompson-Nicola; a wide area, up to 19,765 ha)

Federal critical habitat placed by grid square

Great Basin Gophersnake: somewhere in the 10 km square that takes in the lot, not mapped closer

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

Heart-podded hoarycress (a noxious weed in this regional district, 1 record, latest 2024-06-05)

Invasive plants recorded within 100 m

None on the Province's list

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.

Under the Weed Control Act the occupier of land must control the noxious weeds growing on it (s. 2). An inspector can order it done, and the cost of control the owner doesn't pay is added to the property's taxes (s. 8). The Weed Control Regulation lists the noxious weeds: some everywhere in BC, others only in the regional districts named (Schedule A). Our summary, read 2026-10-12.

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.

Community water

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

Wells within 2 km

13

Median depth

43 m

Median tested yield

57 L/min (7 wells tested)

Median water level below ground

6 m

Aquifer 283 under the lot

North Thompson River north of Kamloops: unconfined sand and gravel (medium stream system); productivity moderate, vulnerability moderate, demand low; 177 wells linked, median depth 18.3 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

City of Kamloops - North Thompson River, from its Source Water Protection Plan (2014): North Thompson River Intake: its stream buffer (the plan's Zone 1) (per the Province's map)

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.

A protection zone marks the land around a water system's well or intake where what happens on the surface, such as a septic field, fuel storage, livestock or digging, could reach the water people drink. The Province maps the zones from the water systems' own protection plans. Being inside one sets no rule on its own (our reading), but a local government may have made it a development permit area or set bylaws on it, and the health authority looks at new septic systems near drinking-water sources. Ask the City of Kamloops - North Thompson River and the local government what applies here; the plan is linked under Sources.

Community sewer

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

Recorded water-supply wells within 30 m

None recorded within 30 m

Mapped water within 30 m

an unnamed stream

Within the setbacks, under 15% slope (gravity fields, mounds and trenches)

3.6 ha (61%)

Within the setbacks, under 25% slope (mounds, at-grade beds and trenches)

4.1 ha (70%)

Within the setbacks, under 45% slope (trenches)

4.2 ha (71%)

The lot is inside the mapped protection zone of a community drinking-water intake, North Thompson River Intake (City of Kamloops - North Thompson River): tell the Authorized Person who designs a field, and ask the local government and the health authority whether larger setbacks or a higher level of treatment apply there.

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

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

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

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

Nearest hospital

Royal Inland Hospital, Kamloops: 17 km

Next nearest hospital

Shuswap Lake General Hospital, Salmon Arm: 73 km

Emergency departments and walk-in clinics

Not loaded yet: the services file was built before they were added

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

Rayleigh Elementary, Kamloops: 3.3 km

Nearest public secondary school

Westsyde Secondary, Kamloops: 7.3 km

Nearest public school with early French immersion

Ecole Lloyd George Elementary, Kamloops: 17 km

Nearest francophone school (Conseil scolaire francophone)

Collines-d'or, Kamloops: 9.7 km

Independent schools within 10 km

0

Nearest licensed group child care

None within 2 km on the Province's list; the nearest is 3.3 km away

Licensed family child care within about 2 km

1, in the providers' homes

Nearest grocery store

Save-On-Foods: 6.6 km

Grocery stores within 10 km

1

Nearest fire station

Kamloops Fire Rescue Station 5: 2.6 km, on the Province's list

Nearest fire hydrant

About 90 m from the lot line, on the City of Kamloops' Hydrant map (read 2026-10-13); 2 within 150 m and 2 within 300 m of the lot line

Nearest ambulance station

Ambulance station 315, Kamloops: 16 km

Nearest transfer station or landfill

Heffley Creek Eco-Depot (recycling depot): 7.6 km

Nearest post office

Heffley Creek: 4.6 km

Nearest gas station

Petro-Canada: 3.2 km

Nearest transit stop

None within 1 km; the nearest is Reighmount Dr at Pinantan Dr: 2.6 km, route 13; 11 departures on a weekday, 12 on Saturday, 4 on Sunday (BC Transit's schedule, week of October 19, 2026)

Nearest park or protected area

Lac Du Bois Grasslands Protected Area: 2.1 km from the lot line

Nearest recreation site or trail

Isobel Lake, on Recreation Sites and Trails BC's list: 8.2 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. Not every hospital has a 24-hour emergency department, and some small towns have a health centre with emergency care that isn't on this list: check with the regional health authority.

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 11, 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.

The City of Kamloops' map shows the hydrants on its water system and those of the Heffley, Rayleigh and Rose Hill water districts; a private hydrant isn't counted. Distances are straight lines to the lot line, measured by us.

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 and ambulance stations 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.

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

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

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

Confirm services with the local government.

Best speed recorded within about 1 km

50/10 Mbps or faster

Over a wired line (cable, fibre or DSL)

50/10 Mbps or faster

Over fixed wireless

50/10 Mbps or faster

LTE mobile within about 1 km

recorded

Nearest place with 50/10 Mbps or faster

within about 1 km (about 100 m)

Data

ISED National Broadband Data, May 2026

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.

Nearest climate station

Kamloops Airport, 17 km away

Station elevation

345 m

Lot elevation (estimated, middle of the lot)

352 m

January mean temperature (1991-2020)

−2.7 °C

July mean temperature (1991-2020)

21.9 °C

Yearly precipitation, rain and snow as water (1991-2020)

273 mm*

Yearly snowfall (1991-2020)

63 cm*

Frost-free period (1991-2020)

170 days a year*

Average last spring frost (1991-2020)

April 25*

Average first fall frost (1991-2020)

October 12*

Days with snow on the ground, 1 cm or more (1991-2020)

48 days a year, 20 days of them in January*

Lowest temperature recorded, 1991-2020

−28.6 °C (1993)

Days a year over 30 °C (1991-2020)

36 days, 8 days of them over 35 °C

Highest temperature recorded, 1991-2020

40.4 °C (2006)

Heating degree days, below 18 °C (1991-2020)

3,393 a year*

Growing degree days, above 5 °C (1991-2020)

2,440 a year; 1,390 above 10 °C*

Period

1991-2020

Plant hardiness zone (regional)

5b

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

About 18 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 30 days longer than in the same models' 1971-2000

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

About 10 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 5.5 days a year at the Kamloops Federal Building station, 17 km away (2015 to 2024); the most was 34 days in 2017, most in August

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.

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 30 days over 30 °C a year in 2041-2070 (range 23 to 49 across the models), against about 12 in 1971-2000; a longest frost-free run of about 175 days (range 160 to 195), against about 145; and about 74% of winter's precipitation falling as snow (range 64% to 78%), against about 84%. The range runs from the 10th to the 90th percentile of the models' 2041-2070 figure; it isn't a range of the change.

Frost dates are averages: in about half of years the last spring frost comes later than the date shown, and frost pockets in hollows and valley bottoms get it later still.

At the Kamloops Federal Building station, 17 km away, fine particles passed the level of BC's 24-hour objective (25 µg/m³) on a median of 5.5 days a year over the 10 years with a full record, 2015 to 2024; the most was 34 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.

Recent years have run warmer than the 1991-2020 averages in much of BC. Ask neighbours or the local government about snow on the road and who clears it.

Place

Kamloops

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.

Local government

Kamloops

Residential rate, 2026

6.8535 per $1,000

Municipal

4.65 per $1,000

Regional district

0.2537 per $1,000

Regional hospital district

0.3138 per $1,000

School (set by the Province)

1.5977 per $1,000

Other

0.0383 per $1,000

BC municipalities' middle rate

6.24337 per $1,000

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

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

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

Police service

The Kamloops RCMP (municipal)

Crime severity index, 2025

134 (BC 92)

Violent / non-violent index

136 / 135 (BC 98 / 91)

Crime severity index, 2015

98 (BC 93)

Break and enter, per 100,000 people, 2025

490 (BC 281)

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

273 (BC 138)

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

729 (BC 441)

Violent crime, per 100,000 people, 2025

2,340 (BC 1,531)

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

11,777 (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: that shows up as a notice on the title. Ask the seller for the Property Disclosure Statement, and your lawyer for the title search.