# Buying Acreage in Anmore: Septic, Wells, Water and Building Rules (2026) > Buying acreage in Anmore? Which homes are on Village water vs private wells, how septic systems are regulated through Fraser Health, what to inspect and test, Anmore coach house and suite rules, and the subject clauses to discuss with your lawyer. **Source:** https://soldbycraig.ca/blog/anmore-acreage-septic-well-and-building-guide/ **Author:** Craig Johnston, REALTOR® (BC Licence V99960) · Royal LePage Elite West **Site:** https://soldbycraig.ca --- October 17, 2026 · For Buyers · Anmore # Buying Acreage in Anmore: Septic, Wells, Water and Building Rules (2026) An Anmore acreage is a house plus the infrastructure a city would normally own for you. Before you write an offer, you need to know where the water comes from, where the wastewater goes, who is legally allowed to inspect each system, and what the Village’s zoning actually lets you build. This is the buyer’s version, built from the Village, Fraser Health and provincial sources. By **Craig Johnston, REALTOR® V99960** · Royal LePage Elite West · 47+ year Tri-Cities resident Quick Answer Most Anmore homes take drinking water from the **Village water system**, which buys Metro Vancouver water through Port Moody, but not all of them: the Village’s 2015 Water Utility Master Plan counted **194 residents on private wells**. Wastewater is different. The Village says it has **no involvement in septic or sewer management** outside Anmore Green Estates, so most homes run on an **onsite septic system** regulated through Fraser Health under B.C.’s Sewerage System Regulation. Before you remove subjects, confirm the water source in writing, pull the septic file from Fraser Health, have the system inspected by an **Authorized Person** (a Registered Onsite Wastewater Practitioner or professional engineer), test any well for both quality and quantity, and check the parcel’s zone in Anmore Zoning Bylaw 568-2017 before you plan a suite or coach house. Your lawyer should word the subject clauses. ## Start with two questions: where does the water come from, and where does it go? On a Coquitlam or Port Moody city lot the answer is always “the city.” In Anmore it changes from property to property. **Drinking water.** The Village of Anmore runs its own water utility and supplies drinking water to residential and commercial customers within Village limits. According to the Village’s 2024 Annual Water Quality Report, that water comes from Metro Vancouver’s Coquitlam source through a 300 mm supply connection from the City of Port Moody; the Village’s Water & Storm Services page adds that Anmore does not currently have a direct connection to Metro Vancouver’s infrastructure. The Village’s 2015 Water Utility Master Plan described over 20 kilometres of watermains installed between 1990 and 2013, an estimated serviced population of 2,078, and **194 residents serviced by private wells**. That is a 2015 count, not a current map, so treat it as proof that wells exist in Anmore, not as a list of which streets have them. **Wastewater.** The Village is direct about this one: it “has no involvement in septic system and sewer system management,” and the only sewer connection it lists is for Anmore Green Estates. Everywhere else, assume the home is on a private onsite system until documents prove otherwise. | What to confirm | Where to confirm it | |---|---| | Is the home connected to Village water? | Village of Anmore (604-469-9877); the seller’s utility billing. The Village bills water twice a year as part of utility taxes. | | Is there a private well, in use or abandoned? | Seller’s disclosure; the provincial GWELLS database; FrontCounter BC | | What septic system is on the property, and is it on file? | Fraser Health sewerage records request; the seller’s maintenance plan and Letter of Certification | | Is the property in Anmore Green Estates (sewer)? | Village of Anmore | ## How septic systems are regulated in B.C. Onsite systems in B.C. fall under the provincial *Sewerage System Regulation*, administered locally by the health authority. Anmore is in Fraser Health’s region, and the Village refers septic-field questions to the Fraser public health unit. Fraser Health’s property-owner bulletin sets out the rules buyers should know: - **Only an Authorized Person can design, install, repair, maintain or inspect a sewerage system.** An Authorized Person is a professional engineer or a Registered Onsite Wastewater Practitioner (ROWP). - **New systems are filed before construction.** The Authorized Person files a Record of Sewerage System with Fraser Health, and construction must be completed within two years of the date Fraser Health stamps on it. - **A Letter of Certification follows within 30 days** of completion. Fraser Health states it is an offence for an owner to operate a system for which no Letter of Certification has been filed. - **The owner receives three documents**: the plans and specifications filed with the health authority, a maintenance plan, and a copy of the Letter of Certification. - **The owner must maintain the system according to the filed maintenance plan** and keep a record of all maintenance carried out. Repairs and alterations should be reflected in a revised maintenance plan. Age matters. HealthLink BC’s guidance tells owners of systems built after May 30, 2005 to follow their maintenance plan, and suggests owners of older systems ask an Authorized Person to develop one. Older systems were approved under an earlier permit process, which is why Fraser Health’s records-request form lists document types such as a “Permit to Construct” and an “Authorization to Operate” alongside modern filings. On an older Anmore home, the file may be thin or missing, and that is something to know before you remove subjects, not after. ## What to check on a septic system before you buy **1. Ask the seller for the paper.** The maintenance plan, the Letter of Certification, any record drawing showing where the tank and dispersal field are, and pump-out and service receipts. **2. Request the Fraser Health file.** Fraser Health accepts a *Request for Sewerage System Information* application by email to HPland@fraserhealth.ca or at its Health Protection offices. The form lists a $50 processing fee that is not charged if nothing is found, and it warns that Fraser Health cannot guarantee a file will be found or that it will include an accurate diagram. The form does not state a processing time, so send it as early as you can; subject periods are short. **3. Hire an Authorized Person to inspect.** A general home inspection is valuable, and I recommend one on every purchase (see my [B.C. home inspection checklist](https://soldbycraig.ca/home-inspection-checklist-bc/)), but under the regulation, inspecting a sewerage system is work for a ROWP or professional engineer. Ask what the inspection includes: locating and opening the tank, checking components, looking at the dispersal area, and comparing what is in the ground with what is on file. **4. Compare the system with the house you are buying.** A system is designed for a particular use. If the home has had bedrooms, a suite or a coach house added since the system was filed, ask the Authorized Person whether the system was assessed for that change. HealthLink BC’s advice not to install a garburator without increasing system capacity shows how capacity-sensitive these systems are. **5. Look at the pump-out history.** HealthLink BC says septic tanks are usually pumped every 2 to 5 years, depending on household size, daily flow and what goes down the drain. A long gap in the receipts is a question, not necessarily a failure. **6. Walk the dispersal area.** HealthLink BC tells owners to get advice from an Authorized Person if water pools on a dispersal area, and not to plant large trees or shrubs near the system. Driveways, sheds, paddocks and parking over a field are worth asking about. **7. Ask about old tanks.** The Village requires owners to decommission damaged or abandoned septic tanks and sewage systems, with a decommissioning inspection by the Village Building Department. If a property has been altered over the years, ask whether an old tank is still in the ground. Ask this before you write the offer **“Can you send me the septic maintenance plan, the Letter of Certification or original permit, and the last two pump-out receipts?”** If the answer is “we’ve never needed them,” build more time into your subject period. ## Private wells: what B.C. law says and what to test If the home is on a well, three provincial rules frame the conversation. - **No licence is needed for domestic use.** Under the *Water Sustainability Act*, groundwater used only for domestic purposes does not require a water licence. Other uses can; since February 29, 2016, existing non-domestic groundwater use has required a licence. If you plan to use well water for something beyond the household, ask FrontCounter BC before you buy. - **Registration.** Water supply wells drilled, altered or decommissioned after February 29, 2016 must be registered in the provincial GWELLS database. Registering an older domestic well is voluntary, but the Province strongly encourages it so that the use is considered during water scarcity. Search GWELLS for the address; a construction report, if there is one, tells you depth and the driller’s notes. - **Responsibility.** The Province is plain that the well owner is responsible for the water quality from their well, and that construction and pump work should be done by a registered well driller and registered well pump installer. **Water quality.** Fraser Health’s private-well guidance says laboratory testing is the only reliable way to know whether well water is safe. It recommends bacterial testing (total coliform and *E. coli*) at least twice a year, preferably spring and fall, and testing at least once every three years for health-related chemicals including nitrates and arsenic, using an accredited laboratory. It also recommends retesting whenever taste, odour or colour changes, and treating any land use within about 30 m (100 ft) of the well, including a poorly working septic system, as a potential source of contamination. On a purchase, I want a fresh lab result in hand, not last year’s. **Water quantity.** A clean sample tells you nothing about whether the well can keep up with a family in August. Ask a registered well professional about a flow or yield test, ask the seller about any summer shortages, and read the GWELLS record if one exists. If the home is also connected to Village water, ask which source the house actually uses. **The wellhead.** Fraser Health points to a proper surface seal and well cap as a key barrier against contamination. Have the inspector look at it, and ask whether there are any unused wells on the property and how they were closed. ## Building and lot rules in Anmore Anmore’s land-use rules live in **Zoning Bylaw No. 568-2017**. The Village’s consolidated version dated July 23, 2026 lists more than twenty amendments, including the 2024 coach house update (Bylaw 687-2024) and Bylaw 697-2024. The bylaw has more than a dozen zones, including RS-1, RS-1A, RS-2, RCH-1 (Countryside), RCH-2 (Anmore Green), INF (Infill Development) and a series of comprehensive development (CD) zones for specific neighbourhoods. **The first step is to confirm the parcel’s zone with the Village**, because the rules below are zone-specific. **Minimum parcel size.** In the RS-1 zone, the minimum parcel size in Bylaw 697-2024 is 4,047 m², which is about one acre. That is the starting point for any conversation about subdividing; it is not a promise that a two-acre lot can be split, which also depends on access, servicing and Village approval. **Secondary suites.** Under section 6.3.2 of the bylaw, a secondary suite cannot exceed 180 m² of floor area. **Coach houses.** The Village’s Coach House Guide summarizes the rules: - Coach houses are not permitted in any CD or RCH zone, and not on lots smaller than 2,024 m². - Maximum size is 100 m² on lots under 4,047 m², and 130 m² on lots of 4,047 m² or more. A coach house can be one or two storeys. - A coach house needs two additional dedicated parking spaces. - In RS-1, accessory structures (two at most) are limited to 25% of the principal building’s gross floor area, to a cap of 120 m², or 150 m² where one contains a coach house, and total parcel coverage for all buildings is 20%. - In RS-1, a coach house plus a secondary suite is permitted on lots of 4,047 m² or more, as long as the suite and coach house together do not exceed 180 m². - The bylaw’s definition adds that a lot with a coach house and principal building cannot be subdivided under the *Strata Property Act*. **Small-scale multi-unit housing.** Bylaw 697-2024 added rules for RS-1 parcels no larger than 4,050 m² that are wholly or partly within an urban containment boundary, allowing up to four dwelling units in a set configuration. Whether a particular parcel is inside that boundary is a question for the Village. **Zoning is only half the answer on a septic lot.** The bylaw may allow a suite or coach house, but the septic system still has to handle the extra flow. Before you pay for the land on the strength of a future coach house, ask an Authorized Person whether the existing system, or a new one, could serve it, and where it would go on the lot. **Building permits.** The Village does all building inspections except electrical and gas, which go through Technical Safety BC. Its building guide says every building permit application requires a certified energy advisor report, and that Part 9 buildings must now reach Emissions Level 1 under the Zero Carbon Step Code. Where Village water is involved, the water meter request is part of the building permit. **Trees.** All tree removals are subject to the Village’s Tree Management Bylaw, and the Village must be advised of any removal through a permit. Dead or dangerous trees can be removed only if a certified arborist says so in writing. The Village lists the fine for breaches at $1,000 per tree. If you plan to clear for a paddock, garden or view, allow for the permit process. **Streams and wet areas.** The provincial *Riparian Areas Protection Regulation* applies to local governments in Metro Vancouver (other than the City of Vancouver), and it requires a Qualified Environmental Professional to assess proposed development near streams. Separately, work in and about a stream generally needs provincial approval under the *Water Sustainability Act*. If a creek, ditch or wet area crosses the property, ask the Village what assessments would apply before you plan an addition, barn or driveway near it. ## Insurance and financing: the questions to ask early **Insurance.** Call your insurer before you write the offer, not after. Ask how they treat a private well and septic system, whether they want details on age or a recent inspection, and how they rate fire protection for the address. The Village’s 2015 water master plan noted that some areas outside existing hydrant coverage could not be covered by its recommendations because of system constraints, so hydrant distance is a fair question on any Anmore property. **Financing.** Lenders can vary on how much land value they will lend against and on what they require for private water and sewer. Some will ask for a water test or a septic report before they confirm financing. This is exactly the kind of file where I recommend a mortgage broker who can compare lenders; my reasons are in [why I almost always recommend a mortgage broker](https://soldbycraig.ca/blog/why-i-recommend-a-mortgage-broker-tri-cities-2026/). If you are selling a Tri-Cities home to buy in Anmore, read my guide to [bridge financing for move-up buyers](https://soldbycraig.ca/blog/bridge-financing-bc-tri-cities-move-up-buyers-2026/) as well. ## A buyer’s due-diligence checklist for Anmore acreage - Confirm the parcel’s zone and permitted uses with the Village of Anmore, including whether a suite or coach house is allowed. - Confirm in writing whether the home is on Village water, a private well, or both. - Request the Fraser Health sewerage file and collect the seller’s maintenance plan, Letter of Certification or permit, and pump-out receipts. - Book a septic inspection by an Authorized Person (ROWP or professional engineer). - If there is a well: search GWELLS, get a fresh accredited-lab test for bacteria and health-related chemicals, and ask a registered well professional about flow or yield. - Ask about unused wells, abandoned tanks, and any additions made since the septic system was filed. - Have your lawyer review title for easements, covenants and rights of way, including shared driveways or systems that cross lot lines. - Check for streams, ditches or wet areas and ask the Village which assessments apply. - Get an insurance quote that reflects the well, septic and fire-protection details. - Confirm financing with a lender that has seen the water and septic reports. ## Subject clauses to discuss with your lawyer On a standard city purchase, financing and inspection subjects often cover the risk. On an Anmore acreage I want subjects that match each system on the property. In general terms, buyers commonly consider conditions for: - a satisfactory inspection of the sewerage system by an Authorized Person; - satisfactory well water quality *and* quantity test results, if the home is on a well; - receipt and review of the Fraser Health records and the seller’s system documents; - confirmation from the Village of zoning and permitted uses where the price depends on them (a suite, coach house or subdivision potential); - satisfactory insurance and financing; and - review of title and any registered charges. Give yourself enough days to get lab results and records back. Exact wording matters, so have a lawyer or notary draft or review the clauses; my overview of [subjects and conditions in B.C. real estate](https://soldbycraig.ca/subjects-and-conditions-bc-real-estate/) explains how subject periods work. A seller’s Property Disclosure Statement, if one is provided, reflects the seller’s knowledge; it is not an inspection. ## Where the Anmore market sits right now In the Greater Vancouver REALTORS® REALTOR® Report neighbourhood table for September 2026, the Anmore detached benchmark price was $3,063,700, −3.7% year over year, with 1 sale and 34 active listings. A benchmark is the price of a “typical” home, not an average of what sold, and with only a sale or two in a month the number can move a lot. For pricing by size and lot, see my [Anmore acreage price bands](https://soldbycraig.ca/anmore-acreage-price-bands-2026/) and the monthly [Anmore market report](https://soldbycraig.ca/anmore-market-report/). ## How I help on an Anmore purchase Acreage files run on a different checklist from city lots. I set up daily MLS®-filtered alerts for the Anmore properties that fit your plans, price offers from accurate comparable sales, and build the septic, well and zoning checks into the timeline before we write. Still deciding? Start with my [Anmore guide](https://soldbycraig.ca/anmore/), [moving to Anmore](https://soldbycraig.ca/moving-to-anmore/), the [estate homes and acreage guide](https://soldbycraig.ca/anmore-estate-homes-acreage-guide/) and, if horses are in the plan, the [equestrian acreage guide](https://soldbycraig.ca/anmore-equestrian-acreage-guide/). ## Common questions ### Is every home in Anmore on Village water? No. The Village of Anmore supplies drinking water to customers within Village limits, buying Metro Vancouver water from the Coquitlam source through a connection from Port Moody, but some homes rely on private wells. The Village’s 2015 Water Utility Master Plan estimated 194 residents were serviced by private wells. Confirm the source for the specific property with the Village and the seller before you remove subjects. ### Does Anmore have municipal sewer? Mostly no. The Village states it has no involvement in septic system and sewer system management, and the only sewer connection it lists is for Anmore Green Estates. Elsewhere, assume the home uses a private onsite septic system regulated through Fraser Health until documents show otherwise. ### Who is allowed to inspect a septic system in B.C.? An Authorized Person: a Registered Onsite Wastewater Practitioner (ROWP) or a professional engineer. Under the Sewerage System Regulation, Fraser Health says only an Authorized Person can design, install, repair, maintain or inspect a sewerage system. A general home inspector is still worth hiring, but the septic inspection itself is work for an Authorized Person. ### How do I get the septic records for an Anmore property? Ask the seller for the maintenance plan, Letter of Certification or original permit, and pump-out receipts, and submit Fraser Health’s Request for Sewerage System Information form (by email to HPland@fraserhealth.ca or at a Health Protection office). The form lists a $50 processing fee that is not charged if nothing is found, and Fraser Health cannot guarantee a file or accurate diagram exists, especially for older systems. ### Do I need a licence or registration for a private well? Not a licence, if the water is used only for domestic purposes. Registration is mandatory for wells drilled, altered or decommissioned after February 29, 2016, and strongly encouraged but voluntary for older domestic wells. Search the provincial GWELLS database for the address, and ask FrontCounter BC if you plan to use well water for anything beyond the household. ### How often should well water be tested? Fraser Health’s private-well guidance recommends bacterial testing at least twice a year, preferably spring and fall, and testing at least once every three years for health-related chemicals including nitrates and arsenic, using an accredited laboratory. On a purchase, get a fresh test during the subject period and ask a registered well professional about flow or yield as well, because a clean sample does not tell you how much water the well produces. ### Can I build a coach house on an Anmore acreage? Often, depending on the zone and lot size. The Village’s Coach House Guide says coach houses are not permitted in CD or RCH zones or on lots under 2,024 m², and are capped at 100 m² on lots under 4,047 m² and 130 m² on larger lots, with two extra parking spaces. The septic system also has to be able to serve it, so check with an Authorized Person as well as the Village. ### What is the minimum lot size in Anmore’s RS-1 zone? Bylaw 697-2024 sets the RS-1 minimum parcel size at 4,047 m², about one acre. Other zones have different minimums, and subdividing also depends on access, servicing and Village approval, so confirm the parcel’s zone and options with the Village before you pay for subdivision potential. ## Verify everything — the sources behind this page Bylaws, fees and health-authority procedures change. If you are making a decision, check the current version of each source and confirm property-specific facts with the Village, Fraser Health and qualified professionals. - **Village of Anmore — 2024 Annual Water Quality Report:** water from Metro Vancouver’s Coquitlam source via a 300 mm supply connection from Port Moody; supply to customers within Village limits. - **Village of Anmore — Water & Storm Services:** no direct connection to Metro Vancouver infrastructure; “no involvement in septic system and sewer system management”; sewer connections listed for Anmore Green Estates only. - **Village of Anmore — Water Utility Master Plan (2015):** over 20 km of watermains installed 1990–2013; serviced population estimated at 2,078; 194 residents serviced by private wells; some areas outside existing hydrant coverage. - **Village of Anmore — Zoning Bylaw No. 568-2017 (consolidated July 23, 2026) and Zoning Amendment Bylaw No. 697-2024:** zone list; RS-1 minimum parcel size of 4,047 m²; secondary suites limited to 180 m²; coach house definition and strata restriction; rules for RS-1 parcels within an urban containment boundary. - **Village of Anmore — Coach House Guide and Coach House Requirements:** zones, minimum lot size, maximum floor area, parking, RS-1 accessory-structure and parcel-coverage limits, and the coach house plus suite combination. - **Village of Anmore — Building Guide and Building in Anmore:** inspections, energy advisor reports, Zero Carbon Step Code EL-1, water meters, decommissioning of abandoned septic tanks, soil deposits on septic fields, and Tree Management Bylaw permits and fines. - **Fraser Health — Sewerage Systems: Information for Property Owners (January 2024):** Authorized Persons, Record of Sewerage System filing, two-year construction window, Letter of Certification within 30 days, documents owed to the owner, and maintenance obligations. - **Fraser Health — Request for Sewerage System Information application form (revised October 2024) and Resources for onsite sewerage systems property owners and authorized persons:** record types, $50 fee, how to submit, and limitations. - **HealthLink BC File #21 — Maintenance and operation of onsite sewage systems:** pump-out usually every 2 to 5 years; maintenance plan for systems built after May 30, 2005; pooling, trees and garburator cautions. - **Fraser Health — Drinking Water Safety Tips for Private Well Owners (2007):** bacterial testing at least twice a year, chemical testing at least every three years including nitrates and arsenic, accredited laboratories, 30 m land-use radius, wellhead seal and cap. - **Government of B.C. — Domestic well registration and Information for property owners:** no licence for domestic-only groundwater use; mandatory registration for wells drilled, altered or decommissioned after February 29, 2016; GWELLS; owner responsibility for water quality; registered well drillers and pump installers. - **B.C. Riparian Areas Protection Regulation (B.C. Reg. 178/2019), s. 2:** application to local governments in the Metro Vancouver Regional District other than the City of Vancouver; Government of B.C. RAPR overview on Qualified Environmental Professional assessments. - **Greater Vancouver REALTORS® — REALTOR® Report neighbourhood table, September 2026:** Anmore detached benchmark, year-over-year change, sales and active listings. This article is general information, not legal, engineering, environmental or financial advice. Confirm property-specific facts with the Village of Anmore, Fraser Health, an Authorized Person, a registered well professional, your lender and your lawyer. Lender behaviour on acreage and private services is described from my experience, not from a published rule. Craig Johnston, REALTOR® V99960 · Royal LePage Elite West · 47+ year Tri-Cities resident ## Looking at an Anmore acreage? Book a free 20-minute strategy call. Tell me which properties you are considering and what you want to do with the land, and I will send you a written one-page plan within 24 hours, including the septic, well and zoning checks to build into your offer. [Book a Strategy Call](https://soldbycraig.ca/book-a-strategy-call-with-craig-johnston/) [Free Home Evaluation](https://soldbycraig.ca/home-evaluation/) Direct: [604-202-6092](tel:+16042026092) · [Craig@SoldByCraig.ca](mailto:Craig@SoldByCraig.ca) ## Related reading - [The Anmore guide The village, its neighbourhoods and what living there is like](https://soldbycraig.ca/anmore/) - [Living in Anmore Village Day-to-day life without a commercial core](https://soldbycraig.ca/living-in-anmore-village/) - [Anmore estate homes and acreage The housing stock and what to look for](https://soldbycraig.ca/anmore-estate-homes-acreage-guide/) - [Anmore equestrian acreage If horses are part of the plan](https://soldbycraig.ca/anmore-equestrian-acreage-guide/) - [How to sell Anmore acreage The seller’s side of the same well and septic questions](https://soldbycraig.ca/how-to-sell-on-anmore-acreage-2026/) - [Choosing a REALTOR® for Anmore What to ask before you hire anyone for an acreage purchase](https://soldbycraig.ca/best-realtor-in-anmore/) Craig Johnston, REALTOR® — Top 1% Team (2023–2025), 47+ year Tri-Cities resident, 9+ year Burke Mountain resident About the author ### [Craig Johnston, REALTOR®](/coquitlam-realtor-craig-johnston/) 9+ year Burke Mountain resident, 47+ year Tri-Cities native, Top 1% Team — Greater Vancouver REALTORS®, 2023–2025, Top 2% Team — Royal LePage nationwide, 2023–2025, Medallion Club Team, 2021–2025, with Royal LePage Elite West. BC Real Estate License V99960, regulated by the BC Financial Services Authority (BCFSA). Specializes in Coquitlam, Burke Mountain, Westwood Plateau, Heritage Mountain, Port Moody, Anmore acreage, and Belcarra Indian Arm waterfront. Move-up family representation, first-time buyer guidance, $2M+ luxury. [Full bio + credentials →](/coquitlam-realtor-craig-johnston/) [Book a free strategy call](/book-a-strategy-call-with-craig-johnston/) Tri-Cities monthly ## One clear read on the Tri-Cities market, monthly. September 2026 Coquitlam detached HPI is $1,584,400, -6.6% YoY. What that means for your buy or sell decision — without the salesy fluff. One email per month. Unsubscribe anytime. No spam, no listings flood, no marketing automation games. Genuine monthly update from a 47+ year Tri-Cities resident. Best REALTOR® by area ## A specialist for your specific Tri-Cities city or neighbourhood. 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