A little more space.
A few more things to know.

What do you want country living to look like?

An acreage is more than a house with a larger yard. You may be taking responsibility for private servicing, a long driveway, outbuildings and land that needs ongoing care.

Start with how you intend to use the property. A quiet family home, a horse property, a workshop and a home-based business can each require a different location, servicing capacity and set of approvals.

1. Define Your Must-Haves Before Touring

Identify the actual municipality and legal land description. A mailing address associated with a nearby town does not, by itself, establish which municipality governs the parcel.

2. Understand the Water Supply

Identify whether the property uses a private well, cistern, shared system, water co-operative or municipal connection. Then investigate supply reliability, treatment, maintenance, costs and any agreement governing access.

3. Investigate the Wastewater System Separately

Determine what system serves the property. A septic tank and treatment field, a holding tank and other configurations have different operating and maintenance needs.

• Request available permits, design information and installation records.
• Locate tanks, fields, pumps, alarms and other components.
• Ask for pumping, servicing and repair records.
• Discuss intended occupancy and future bedrooms or additions.
• Ask about known backups, odours, wet areas or repairs.
• Investigate access for servicing and the feasibility of future repairs.

Arrange an assessment by a qualified private-sewage professional with a clear scope and written findings. A general home inspection or recent pump-out should not be treated as a complete assessment of the system.

Ask the professional how pumping, testing and access should be coordinated. Weather, snow cover and inaccessible components can limit what can be established before purchase.

Use Alberta’s private sewage codes and standards as an official starting point, and confirm property-specific approvals with the responsible authority.

4. Confirm Land Use and Future Possibilities

Ask the municipality to confirm the current land-use district, relevant approvals and how your proposed activities are treated. Evaluate the specific parcel rather than relying on neighbouring properties or general descriptions such as “country residential.”

For Foothills County, start with development permit information and building permits and inspections.

For Rocky View County, consult its building permit guidance and contact Planning about the intended land use. Development and building approvals address different questions.

Confirm requirements with the applicable municipality for other counties. Calgary’s urban suite or development rules should not be assumed to apply to a rural parcel.

5. Review Title, Boundaries and Legal Access

Have your lawyer review the current title and relevant registered documents. Ask which interests affect your ownership, access, construction plans or use of the land.

• Easements, utility rights-of-way and restrictive covenants.
• Access agreements, encroachments and shared driveways.
• Registered interests associated with pipelines or other infrastructure.
• Any leases, licences or agreements affecting occupation or use.
• Relevant survey information and discrepancies with visible improvements.

Use Alberta Land Titles resources for official information on titles and registered records. Your lawyer can identify the searches appropriate to the transaction.

Confirm that the access route is legally available and practical year-round. Ask who maintains the approach, private road, bridge, culvert or shared driveway and how costs are allocated.

If a road allowance is involved, investigate its legal status and physical condition. A line shown on a map does not establish that there is a maintained road you can use.

6. Examine the Site and Surrounding Area

Walk the accessible property with permission and compare it with available records. Consider how conditions may differ during spring runoff, heavy rain and winter storms.

7. Inspect the House, Shops and Other Structures

Confirm which buildings are included in the inspection scope. A house inspection should not be assumed to cover every barn, shop, greenhouse, storage building or service installation.

Ask about wood-burning appliances, fuel tanks and non-standard construction early enough for insurance and specialist review. If utilities are disconnected or equipment cannot be operated, establish what remains untested and how you will address that uncertainty.

My Red Seal carpentry background helps us identify questions during showings. A walkthrough complements an independent home inspection and specialist assessments; it does not replace them.

8. Check Utilities and Daily Practicalities

• Heat: Identify natural gas, propane, electricity or other fuel sources and ask about equipment and supply arrangements.
• Power: Confirm service capacity with a qualified professional if you have substantial equipment or future building plans.
• Internet: Verify service at the exact address, including installation feasibility and the capacity you need.
• Winter access: Discuss snow clearing, drifting, driveway grades and room for service vehicles.
• Waste: Identify garbage and recycling arrangements and any associated fees.
• Emergency planning: Check addressing, access and relevant local services.
• School and commute: Verify current transportation arrangements and test the routes you expect to use.

Ask for available utility bills and service invoices. Use them as background, then adjust your budget for your own household and intended use.

9. Budget Beyond the Purchase Price

Obtain property-specific estimates for known work and retain room for uncertainty. Avoid relying on a generic per-acre value or a standard maintenance allowance to explain the full cost of ownership.

Financing and Insurance

Provide your lender with the property details, intended use, servicing and relevant outbuilding information. Ask what documentation or inspections it needs. Your personal pre-approval is not confirmation that every acreage qualifies.

Disclose animals, business activities, outbuildings, heating systems and other relevant features to your insurer. Confirm suitable coverage and any requirements before removing applicable conditions.

If the transaction involves agricultural or business use, have your lawyer and tax adviser address any tax questions specific to the purchase.

10. Plan Your Offer and Due Diligence

The right conditions depend on the property and your intended use. Discuss the wording and deadlines before submitting your offer, and allow enough time for specialist availability, records and laboratory results.

1. Identify the parcel and your plans. Confirm the legal description, municipality and intended uses.
2. Review title and access. Have your lawyer investigate relevant registrations and agreements.
3. Assess the buildings. Arrange inspections covering the structures you need evaluated.
4. Investigate the water. Obtain appropriate records, testing and professional assessment.
5. Investigate wastewater servicing. Review records and arrange a suitable specialist assessment.
6. Confirm land-use questions. Resolve material concerns with the municipality.
7. Confirm financing, insurance and budget. Include known work and ongoing servicing costs.
8. Review findings before your deadlines. Understand unresolved matters and your contractual options before deciding how to proceed.

11. Prepare for Possession

• Confirm which equipment, appliances, gates, controls and other items are included in the contract.
• Arrange utility, fuel and service-account transfers.
• Obtain operating manuals and available maintenance records.
• Ask the seller to identify shutoffs, well equipment, treatment controls and septic components.
• Arrange insurance to begin when required for your transaction.
• Clarify keys, remotes, access codes and any shared-access arrangements.
• Plan service contacts and maintenance after moving in.

If the property has occupants, grazing arrangements, storage agreements or other third-party uses, have your lawyer confirm how they will be handled at closing.