Owning acreage in Abbotsford often means your land sits inside B.C.’s Agricultural Land Reserve (ALR). The ALR protects farmland, so homebuilding is allowed but capped by provincial Agricultural Land Commission (ALC) rules and the City’s A1 zoning. In practical terms: you can build a main home up to 500 m². In many cases, you can also add one small second home for family or farm help, provided the City allows it. That second home is up to 90 m² on properties 40 hectares or smaller (about 99 acres) or up to 186 m² on properties larger than 40 hectares. If you need to place soil or gravel for that second home, the ALC requires a Notice of Intent (NOI) before the City can issue permits. We handle the architectural design, approvals, and construction so you don’t lose time to avoidable do‑overs. If you want a quick path through the process, start here: Abbotsford custom home builder.
What the ALR allows in Abbotsford (quick reference)
The ALR is a provincial zone where farming comes first. Local bylaws can be stricter, but never more permissive. That means your project must satisfy both the ALC rules and the City’s A1 zoning.
At‑a‑glance
| Home type | What’s allowed | Approvals you’ll likely need |
| Main home | Up to 500 m² total floor area. Basements don’t count toward the cap, and up to 42 m² of attached garage is excluded. | City Building Permit. If the affected area of soil/fill for the house site and driveway stays ≤1,000 m², no NOI; above that needs an NOI to the ALC. |
| Second home (small) | Often allowed if City bylaws permit: 90 m² on properties ≤40 ha (~99 acres) or 186 m² on >40 ha. Can be detached, within an agricultural building, or a coach house above a one‑storey garage (with conditions). | City Building Permit. Any soil/fill for a second home requires an NOI before the City can issue a permit. |
| Secondary suite | One suite inside the main home. It doesn’t count as the small second home. | City Building Permit; ALR rules still apply. |
Local practices: Abbotsford commonly expects the small second home to share the water connection and driveway with the main house. Plan for that up front.
How Abbotsford’s A1 zoning applies on ALR properties
Most ALR properties here are zoned A1 Agricultural One. A1 controls setbacks, height, where you can place buildings, and how an Accessory Farm Dwelling Unit (AFDU) fits on site. The City can be stricter than the province. For example, an AFDU is limited to one per lot, requires a minimum lot area of 0.4 ha, and its floor area is capped at 90 m² (≤40 ha) or 186 m² (>40 ha). If the City is stricter than the ALC, the City’s rule governs.
Main home: size, siting, and soil/fill
ALC rules cap the main home at 500 m². The ALC’s definition excludes basements and crawl spaces from that cap and allows up to 42 m² of attached garage to be excluded as well. Choose the building location and service routes early to minimize soil/fill and stay under the 1,000 m² affected‑area threshold; if you exceed it, you must file an NOI before starting work.
Small second home (AFDU or coach house)
A small second home suits multi‑generational living, a caregiver suite, or farm help. The size limits are simple: 90 m² on properties 40 ha or smaller, 186 m² on larger than 40 ha. It can be a detached garden suite, a unit within an agricultural building, or a coach house above a one‑storey garage. When it’s a coach house and the garage is for the principal home, the garage area below doesn’t count toward the second home’s floor‑area limit if ALC conditions are met (single large garage bay, no internal connection to the unit, clustered near the main home, and the garage footprint no larger than the unit above). Abbotsford typically expects shared water and a shared driveway for the second home.
When you need ALC approval, and when you don’t
If you stay within the 500 m² main‑home cap and the 90/186 m² second‑home cap, and the City allows the use, you generally don’t need an ALC “non‑adhering” application. You do need one if you want a bigger house, more than one small second home, or any setup that doesn’t fit the regulation. Separately, remember that any soil or fill for a second home requires an NOI to the ALC; for the main home, an NOI is only needed if your affected area exceeds 1,000 m².
Permits and a smart sequence
The fastest route is straightforward: confirm your ALR mapping and property size; check A1 zoning and setbacks; decide early if you want a small second home; do a quick pre‑application conversation with the City to confirm whether an NOI or ALC application is needed; finalize design and site plan; then apply for the Building Permit and build to the approved set with inspections scheduled in advance. This order saves weeks by avoiding rework.
Budget factors that are unique to ALR builds
Expect longer service runs, careful driveway planning, and the time and fees tied to an NOI if you add a second home. On sloped or softer ground, a light geotechnical review can prevent surprises. Clustering buildings and sharing services also reduces civil costs and aligns with City and ALC expectations.
Avoidable mistakes we see (and how to dodge them)
Three stand out. First, miscounting floor area—remember, basements don’t count toward the 500 m² main‑home cap, but they usually do count for a small second home, and coach‑house garages below only “don’t count” when ALC conditions are met. Second, skipping the NOI for a second home; the ALC requires it regardless of volume. Third, designing for separate services when the City expects the second home to share the main home’s water and driveway. Build the site plan around those facts and you’ll move faster.
How we keep ALR builds moving
We take the uncertainty out. Versa Homes uses a fixed‑price contract, meaning everything is included for one set price, even permit fees. As a Versa Homes client you can also expect a detailed build schedule with pre‑booked trades, and a client portal with 24/7 access, daily logs, and progress photos. We back your timeline with a Move‑In Date Commitment, and your home with the Versa Shield 3‑6‑11 coverage. That’s how you get from feasibility to keys without costly detours.
Start on our Abbotsford custom home builder page and book a discover call. We’ll help with mapping approvals, timelines, and design options.
FAQs
Can I build a custom home on ALR land in Abbotsford?
Yes—up to 500 m² for the main home, with City zoning and siting still applying. Larger homes need an ALC application.
Can I add a small second home?
Often, yes: 90 m² if your property is 40 ha or smaller, 186 m² if it’s larger than 40 ha, provided the City allows it.
When do I need an ALC application?
Only when you want something outside the rules—like a main home over 500 m² or more than one small second home.
When is a Notice of Intent (NOI) required?
When is a Notice of Intent (NOI) required?
For a second home, always before placing soil or gravel. For a main home, only if the affected area exceeds 1,000 m².
Does the second home need its own water or driveway?
Typically no. The City expects shared services and a shared driveway unless it approves otherwise.
How is “total floor area” counted for the main‑home cap?
Basements and crawl spaces don’t count; up to 42 m² of attached garage is excluded.
What zone applies on ALR properties in Abbotsford?
Usually A1 Agricultural One, which sets setbacks, where you can place buildings, and AFDU rules.
External sources cited
- ALC Information Bulletin 05 – Residences in the ALR (Revised Jun 13, 2024) – main‑home 500 m² cap; 90/186 m² small‑home limits; carriage‑house conditions; glossary for total floor area.
- Design Requirements for Permitted Additional Residences in the ALR (Jun 19, 2025) – confirms NOI required regardless of volume for a second home; carriage‑house garage treatment; clustering expectations.
- ALC Information Bulletin 07 – Soil or Fill Uses in the ALR – 1,000 m² affected‑area allowance for a principal residence (includes driveway).
- City of Abbotsford Zoning Bylaw No. 2400‑2014 – A1 Agricultural One (Last modified Jul 15, 2025) – AFDU rules (one per lot, lot size 0.4 ha min, size caps).
- City of Abbotsford – AFDU FAQ (Sept 22, 2022) – shared water and driveway expectations.
Felipe Freig
Founder of Versa Homes
Felipe Freig is the founder of Versa Homes, a Vancouver custom home builder known for architecturally driven, fixed-price projects. With years of hands-on site experience and deep permitting and by-law knowledge, Felipe leads high-performance teams that deliver precision craftsmanship, clear budgets, and on-schedule luxury homes.
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