Written by Gurjit Ghai, REALTOR®
Rexara Realty Inc.·Published: October 7, 2026·Buying Farmland
Tile drainage is one of the most overlooked due-diligence items on a farm, because it is underground and invisible — but it can be one of the most valuable improvements on the property. A functioning tile drainage system can transform marginal land into productive ground by removing excess water, extending the growing season, and improving crop yields, and the installed value can be significant.
The problem is that tile drains age, crack, and silt up, and a system that is decades old may be partially failed or completely non-functional. A parcel that looks well-drained in a dry year can be waterlogged in a wet one if the tile system has failed. Some systems were never mapped when installed, so the only way to know what is there and whether it works is a field inspection, sometimes with a camera.
If the farm depends on tile drainage for productivity, treat the drainage system as a due-diligence item, not a given. Ask the seller for any drainage maps or records, walk the field, and confirm the system is functional. Read our Due Diligence guide for the broader checklist, because tile drainage can be the difference between a productive farm and an expensive one.
Important: This answer is general professional guidance for educational purposes and is not legal, tax, financial or regulatory advice. ALR rules, water licensing, zoning and farm-classification requirements can change and depend on your specific property. Always verify with the relevant BC authorities and qualified professionals before making decisions.
Gurjit Ghai, REALTOR®
Personal Real Estate Corporation
Brokerage: Rexara Realty Inc.
Gurjit Ghai is a BC real estate professional specializing in agricultural land, ALR properties, and farm operations across British Columbia. He helps buyers and sellers navigate water rights, soil capability, farm classification, and the unique due diligence that farmland transactions require.