Buying a Horse Acreage Near Sherwood Park: A Viewing Checklist

Before the viewing: verify zoning and livestock rules

Strathcona County's Responsible Livestock Ownership Bylaw links allowances to land zoning and parcel size, using livestock units for the types of animals kept. An over-limit permit process is available where applicable; approval should not be assumed. [1]

1. Identify the parcel. Obtain the civic address and legal description. Use the County's Property Assessment Tool and Land Use Bylaw to begin checking parcel area and zoning.
2. Describe your whole animal plan. Tell the County the number and types of horses and other livestock proposed. Ask which allowance or exemption applies to this parcel and whether an over-limit permit is needed.
3. Separate private keeping from a business. If you plan boarding, training, lessons or events, describe those activities to Planning and Development Services. Ask which use category and permits apply. The Land Use Bylaw has specific equestrian-centre provisions. [2]
4. Confirm existing approvals and restrictions. Request any livestock and development permits. Ask whether their conditions support your intended ownership and use. Have your lawyer review title restrictions, easements and relevant registered agreements.

Planning and Development Services: 780-464-8080 · planninganddevelopment@strathcona.ca. The County also provides livestock over-limit permit guidance.

1. Assess usable land and the daily layout

Compare the advertised acreage with the space available for your actual horse setup. Buildings, access lanes, treed areas, wet ground and restricted areas can leave a very different working footprint.

The permitted animal count and the land's grazing capacity are different questions. Have an appropriately qualified pasture or agricultural adviser assess forage, soil, drainage and the management your horses would need. Build purchased feed and pasture recovery into the plan rather than assuming all feed can come from the land.

2. Review fencing, gates and shelter

Walk the areas the seller has authorized you to inspect. Evaluate the facilities for your horses and management plan, with an experienced equine professional where needed. NFACC's equine care resources provide a reference for containment, shelter and other welfare considerations. [3]

Check approvals separately from condition. The County distinguishes development approval for a structure's use and location from building approval addressing construction and safety. Some exemptions are conditional. Ask which permits and inspection records should exist for each barn, shelter, arena or conversion. [4]

3. Test the trailer and service-access plan

Consider the space needed by your tow vehicle and trailer, hay deliveries, manure removal, a veterinarian and emergency services. A driveway that works for a passenger vehicle may not suit those movements.

• Entrance: Check gate width, sightlines, approach slope, culvert condition and overhead clearance. Arrange measurements or a permitted vehicle trial where appropriate.
• Turning and loading: Identify firm space to turn, load and unload without relying on neighbouring land or obstructing the road.
• Winter and wet weather: Ask who clears the private drive, where snow is stored and which areas become soft or inaccessible.
• Legal access: Have shared-driveway rights, access easements and maintenance agreements reviewed. Physical access alone does not establish the legal arrangement.
• Horse transport: Identify a practical loading area and an alternative plan if the usual route is blocked. Check travel routes to your chosen equine services.

4. Verify water supply and supporting services

Identify whether the house and horse facilities use a well, cistern, hauled water or another supply. Ask a qualified water professional to assess both quality and reliable capacity for the proposed combined demand. Alberta's farm-water resources cover testing, supply planning, wells and distribution equipment. [5]

• Records: Request well information, available yield and water-quality reports, treatment details, maintenance history and any supply agreements or relevant authorizations.
• Delivery to paddocks: Trace water lines and locate hydrants, troughs and automatic waterers. Ask what has frozen, leaked or failed.
• Winter operation: Confirm how water reaches each horse area in cold weather and what power the system depends on.
• Backup supply: Ask how horses would receive water during a pump failure, outage or delivery interruption.
• Cistern logistics: Check capacity, cleaning records, delivery access and the recurring cost of supplying the planned household and animals.

Locate the private sewage system before planning paddocks, heavy-vehicle routes or alterations. Request records and a suitable inspection. Strathcona County advises assessing sewage-system requirements alongside development or changes that could affect water use and wastewater disposal. [6]

5. Estimate maintenance, manure handling and workload

Ask the seller to describe a typical feeding, watering and cleanup routine, then compare it with your time, equipment and support. Separate immediate repairs from recurring costs.

Alberta's manure-management guidance expressly includes horse owners in the environmental standards that protect surface water and groundwater. Confirm the requirements for the proposed storage, corrals and manure-handling plan; a small acreage is not a reason to skip this review. [7]

Records to request before removing conditions

Use the viewing to identify questions, then resolve material issues through documents, qualified inspections and your purchase agreement. Ask your REALTOR® and lawyer how the necessary investigations should be addressed in the offer and condition period.

• Title and land: Title, registered instruments, available Real Property Report or other survey information, access agreements and relevant restrictions.
• Approved use: Zoning confirmation, livestock permits, development approvals and any conditions affecting private horse keeping or the proposed business activity.
• Structures: Available plans, building and trade permits, inspection reports, repair records and approvals for converted spaces.
• Water and sewage: Well or cistern records, water-quality and performance information, supply agreements, septic details and service history.
• Operations and inclusions: Maintenance costs, insurance availability and a written list of included gates, panels, waterers, shelters and equipment.

Understand what a compliance document covers. The County's Compliance Certificate or Statement Respecting Compliance addresses development under the Land Use Bylaw. Safety-codes permit and inspection information requires a separate records inquiry. It does not replace a physical assessment of the buildings and systems. [8]

For a material unresolved issue, discuss further inspection, an extension, negotiated repairs or other contractual options with your advisers before the relevant condition expires.

Horse-acreage viewing checklist

Tick a task when you have completed the review and recorded the result. An observed defect or unanswered question belongs in your notes; checking every box does not certify that a property is suitable or approved.

Copyable viewing-notes template

Use one record per property. Keep observations separate from confirmed facts, and attach the relevant photographs, documents or quotes in your own file.

HORSE-ACREAGE VIEWING NOTES

Property / legal description:
Municipality and zoning:
Proposed horses, other livestock and activities:
County response / applicable approvals:

Advertised land area / usable horse areas:
Pasture, paddock and dry-area observations:
Drainage, wetlands, boundaries or access concerns:
Fence and gate condition:
Barn, shelter, storage and separation space:
Trailer entrance, turning and service access:
Water source, test records and capacity questions:
Winter water and backup supply:
Septic location and records:
Manure collection, storage and removal plan:
Maintenance workload and recurring costs:
Included horse equipment / exclusions:

Outstanding question or defect:
Observed / Seller-stated / Documented / Still unverified:
Professional or authority to consult:
Document, inspection or quote needed:
Repair or operating-cost estimate (CAD):
Agreed next step and responsible person:

You can also select and copy the template directly. Keep completed notes in your own document; this page has no property-notes submission form.

Common horse-acreage buying questions