Rural Zoning in the TNRD: What the Zones Actually Mean for Buyers Near Kamloops

By Jeremia Huxley, REALTOR, Stonehaus Realty Corp.
Published: August 2026 | Last updated: August 2026
Reading time: 9 minutes

Zoning came up four times in my last post about buying acreage near Kamloops, and every time the answer was the same: check it before you write the offer. This post is that check, explained properly. Zoning matters most when you are still shopping. See what is currently listed as acreage near Kamloops.

The listing tells you what a property is. The zoning bylaw tells you what you are allowed to do with it. Those are two different things, and the gap between them is where buyers get hurt. After nine years selling rural property across the Thompson Nicola and eighteen years building, I have watched people fall in love with a parcel and then find out the shop, the second home, or the horses were never going to be allowed.

Who Actually Controls Zoning on Rural Property Near Kamloops?

If a property sits inside Kamloops city limits, the City's zoning bylaw applies. If it sits outside, in Pinantan Lake, Heffley, Pritchard, Barriere, Chase, or the country in between, it falls under the Thompson Nicola Regional District.

The TNRD runs a single document, Zoning Bylaw No. 2400, and it covers every electoral area in the regional district. One bylaw, one set of rules, applied parcel by parcel through a zone designation.

One important limit: Bylaw 2400 covers the unincorporated electoral areas only. It excludes First Nations lands and land inside municipalities. Enquiries on those go to the respective local authority, not the TNRD.

That designation is a short code like RL-1 or SH-1. It looks like nothing. It decides almost everything.

The Zones You Will Actually See on Rural Listings

Bylaw 2400 contains dozens of zones, most of which you will never encounter. These are the ones that show up on rural residential and acreage listings around Kamloops.

RL-1, Rural. The workhorse zone for larger rural parcels. Minimum parcel size is 4 hectares, roughly 10 acres, which matters enormously if you were hoping to subdivide. RL-1 is broad on permitted uses and it is one of the zones where an additional dwelling can be considered.

SH-1, Small Holding. Smaller rural parcels. Think a few acres rather than a quarter section. Common on the edges of rural communities where the land has already been broken up.

CR-1, Country Residential. Rural residential living rather than working land. Usually smaller parcels again, and generally more restrictive on agricultural and commercial activity than RL-1.

AF-1 and AF-2, Agricultural and Forestry. Working land zones. Often, though not always, overlapping with Agricultural Land Reserve parcels.

LR-1 and LR-2, Lakeshore Residential. Around the lakes, including parts of Pinantan and Heffley. LR-1 is single family, LR-2 allows multi-family.

There are also resort, recreational, commercial, industrial, park and comprehensive development zones, plus some unusual ones like a limited access cabin zone and a recreational vehicle park zone. If a listing you are looking at carries a code you do not recognize, that is a question, not a detail.

The Question Almost Every Buyer Asks: Can I Put a Second Home on It?

This is the one that comes up more than any other. A buyer wants a place for a parent, an adult kid, a rental suite, or a shop with living space above it.

The starting rule under Bylaw 2400 is one detached dwelling per parcel. In most cases that dwelling can contain a secondary suite, and in some zones a duplex is permitted, but a second separate house is a different matter.

There is a path, and it is narrow. An additional dwelling may be approved on land of at least 4 hectares zoned AF-1, AF-2, RL-1 or SH-1, subject to conditions. There is also a separate provision for a temporary manufactured home used to provide care for an owner or a relative, which requires certification.

Read that carefully, because two conditions have to be true at once. The parcel has to be at least 4 hectares, and it has to carry one of those four zones. A beautiful 3 hectare CR-1 property is not eligible no matter how much room it has.

People often ask whether the provincial housing legislation changed this. It did, but less than most buyers expect out here. Bill 44 required local governments to allow at least one additional housing unit in single family zones by June 2024, and the TNRD adopted Zoning Amendment Bylaw 2841 to comply. In practice the change was small, because Bylaw 2400 already permitted secondary suites or duplexes in most residential zones. The amendment extended suites to a further set of zones, affecting roughly 150 properties across the regional district.

What Bill 44 did not do is bring fourplexes and sixplexes to rural Kamloops. Those densities apply to urban centres with populations over 5,000, which no TNRD electoral area is, and there are no areas in the TNRD's ten electoral areas that trigger the provincial transit oriented densification provisions. If you read a headline about BC allowing four units on every single family lot and assumed it applied to your acreage, it does not.

What About Parking an RV or Putting a Cabin on the Land While You Build?

Short answer: no, and this catches people out.

Under the bylaw, recreational vehicles and tents are not buildings and are prohibited from being used as dwelling units in all zones, including on a temporary basis. There are narrow exceptions, including parcels within a recreational vehicle park zone and certain agri tourism accommodation on ALR land.

So the plan of buying raw land, parking a fifth wheel on it, and living there while you build is not a plan. I raise it because I have had that exact conversation more than once, usually after the offer.

The distinction is the standard the structure is built to. An RV carries a CSA Z-240 RV or Z-241 Park Model sticker, and neither complies with the BC Building Code. What the zoning and building bylaws require is a dwelling or a manufactured home meeting the BC Building Code, CSA A277, or CSA Z-240 MH standards, under an issued building permit.

There is a surprise in here that works in your favour, though. Bylaw 2400 sets no minimum dwelling area. You can apply to build a house under 400 square feet, so a genuine tiny home on a foundation is possible in a way an RV is not. The catch is that the same submission and permit requirements apply as they would for a full sized house, including Home Protection Office requirements. Small does not mean simple.

Shipping containers, on the other hand, are permitted as an accessory use in a long list of zones including AF-1, AF-2, RL-1, SH-1 and CR-1. If storage was part of your thinking, that one is generally workable.

Setbacks: Where on the Land You Can Actually Build

Zoning does not just say what you can build, it says where. A setback is the minimum distance a structure has to sit from a property line, a road, or a watercourse.

On a city lot setbacks are an annoyance. On rural acreage they can be the difference between a buildable site and a very expensive view. A parcel with a creek down one side, a road along the front, and a steep bank at the back can have far less usable building envelope than the acreage number suggests.

Intensive agricultural uses carry their own much larger setbacks, including substantial distances from neighbouring residences and from the natural boundary of any lake, river or stream. If the plan involves livestock at any scale, that is worth confirming early.

Walk the parcel with the setbacks in mind, not just the acreage.

Home Based Business, Bed and Breakfast, and Short Term Rental

Bylaw 2400 regulates permitted activities on a property, including home based business and bed and breakfast operations in residential zones.

So if part of the appeal is running a trades business from the shop, taking guests, or listing a cabin short term, that is a zoning question before it is a business plan. The answer varies by zone and it comes with conditions on things like traffic, employees, signage and floor area.

One related note: third party signs and billboards are prohibited on any parcel in all zones under the bylaw. Signage advertising a use permitted on that parcel is treated differently.

What If the Property Already Does Something the Zoning Does Not Allow?

This happens constantly on rural property, because a lot of what is standing out there predates the current rules.

A use or structure that was lawful when it was established but does not meet current zoning is generally a legal non-conforming use. It can usually continue, but you often cannot expand it, and if it is destroyed you may not be able to rebuild it the same way.

That is different again from an unpermitted structure, which is something built without the permits it needed at the time. Both are common. Neither is automatically a reason to walk. But they affect insurance, financing, appraisal and resale, so you want them identified during subject removal rather than discovered later.

My construction background helps here in a specific way: I can usually tell you whether a building was put together properly and roughly when. That is an opinion from experience, not a substitute for a professional inspection or a call to the TNRD, but it tells you where to look harder.

Can You Just Get It Rezoned?

Sometimes. Never assume it.

A rezoning is an application to amend Bylaw 2400, either to move a parcel from one zone to another or to create a site specific exception. It is a public process. Adopting land use bylaws requires consultation, and for a localized rezoning a notification sign goes up on the parcel and notice is mailed to owners and occupiers within a 100 metre radius.

Here is what has changed, and it matters to both sides of the fence. Provincial legislation created in 2024 prohibits local governments from holding a public hearing where the purpose of a bylaw is to permit residential development consistent with an Official Community Plan. So a rezoning that lines up with the OCP now moves ahead without the hearing step that used to be automatic.

Read that from both directions. As an applicant, a rezoning consistent with the OCP is now a faster and more predictable path than it was three years ago. As a neighbour, you may no longer get a hearing to object to what goes in beside you, which is a genuine shift in how much say people have over their surroundings.

A live example as of this writing: Zoning Amendment Bylaw 2926 would rezone a property on Campbell Creek Road in Electoral Area L from AF-1 to SH-1 to enable subdividing it into two parcels. It went for first reading in August 2026, and the notice states plainly that no public hearing will be held.

None of that makes a rezoning a sure thing. It still takes time, it costs money, elected officials still decide, and it can still be refused. Buy the property for what it is zoned for today. If a rezoning succeeds later, treat that as upside, not as the plan.

What Is Changing Right Now, and Why It Matters If You Are Buying

Zoning is not static, and two things are in motion in the TNRD as I write this in August 2026.

Two brand new Official Community Plans. The TNRD has been building replacement OCPs for four electoral areas, and both went to public hearing on July 16, 2026. Bylaw 2899, the Beautiful Nicola Valley OCP, would replace Bylaw 1450 for Electoral Areas M and N. Bylaw 2900, the Rivers, Peaks and Grasslands OCP, would replace four older bylaws for Electoral Areas L and P.

An Official Community Plan is not zoning. It does not directly control what you can build. What it does is set the policy framework that guides future zoning decisions, and given the change to public hearings described below, OCP alignment now carries more practical weight than it used to. Both draft plans include growth management for Rural Settlement Areas, alignment with the Lakeshore Development Guidelines, water and sensitive environment protection policies, and general housing policy.

If you are buying in those electoral areas, the plan that governs long range policy on your parcel may be different from the one that governed it last year. Ask.

The public hearing change. Covered in the rezoning section below, and it is the more consequential of the two.

The practical takeaway is not that you need to track bylaw numbers. It is that zoning information more than a year or two old, including this post as it ages, should be confirmed rather than trusted.

How to Check the Zoning Yourself, Before You Write an Offer

You do not need an agent or a lawyer to do the first pass on this.

Start at the TNRD's What's my Zoning page, which explains how to determine the zone on a specific property. Once you have the zone code, open Zoning Bylaw No. 2400 and read that zone's section: permitted uses, minimum parcel size, density, and setbacks.

Then call the TNRD planning department and confirm. Have the parcel's PID or legal description in hand, not just the street address, and ask about your specific plan rather than in general terms. "Can I put a second dwelling on this parcel" gets a far more useful answer than "what does RL-1 allow."

If the land is in the ALR, that adds a further layer on top of the zoning, and those applications are generally processed through the local government before going to the Commission.

Take This With You

Rural Zoning Due Diligence Checklist

• Get the zone code for the specific parcel, not the neighbourhood.
• Read that zone's section of TNRD Zoning Bylaw No. 2400 for permitted uses, minimum parcel size and setbacks.
• If a second dwelling matters, confirm both the parcel is at least 4 hectares and the zone is AF-1, AF-2, RL-1 or SH-1.
• Confirm whether the parcel is in the Agricultural Land Reserve and what that adds on top.
• Do not plan on living in an RV or a trailer while you build. It is prohibited as a dwelling unit in all zones.
• Check setbacks against where you actually want to build, especially near water, roads and property lines.
• If a home based business, bed and breakfast or short term rental is part of the plan, confirm it is permitted in that zone.
• Identify any legal non-conforming use or unpermitted structure and understand the limits on expanding or rebuilding it.
• Call TNRD planning with the PID and your specific plan before removing subjects.
• Ask which Official Community Plan governs the parcel, especially in Electoral Areas L, M, N and P where new OCPs are in progress.
• Never buy on the assumption that a rezoning will be approved.

Questions about the zoning on a specific property? Call or text Jeremia at 250-571-0379 or visit kamloopscountry.ca.

Have a Question I Did Not Cover?

Zoning is one of those topics where the answer really does depend on the parcel. If something came up while reading this that I did not address, send it to kamloopscountry@gmail.com. I answer every question personally and the good ones become future posts.

Coming Up Next

Zoning tells you what you can build. The next post covers the system that decides whether the place is livable once you have built it: septic. What the different systems are, what a septic inspection actually looks at, what replacement costs, and why a standard home inspection does not cover it.

Keep Reading

Zoning is one piece of rural due diligence. The questions to ask before you make an offer on acreage near Kamloops pulls it together with water, septic, access, title and the real cost of ownership. For water specifically, see wells, lake intakes, creek intakes and water licences. If a listing mentions grazing rights or Crown land, grazing licence vs grazing lease vs woodlot licence explains what actually transfers. And for what else can be registered against a parcel, what it means to own property in BC.

If a term in this post was new to you, the rural real estate glossary defines every one of them in plain language.

About Jeremia Huxley

Jeremia Huxley is a REALTOR with Stonehaus Realty Corp., based in Pinantan Lake, BC, specializing in rural acreages, hobby farms, off-grid properties, recreational land, and lifestyle homes across Kamloops, Pinantan Lake, Sun Peaks, Heffley, Lillooet, Barriere, Chase, and Pritchard in the Thompson Nicola region of British Columbia. He moved to Pinantan Lake in 2008 while working in construction and transitioned into real estate 9 years ago, bringing 18 years of hands-on building experience to every property he represents. He was raised in Lillooet. Contact: 250-571-0379 or kamloopscountry@gmail.com. Website: kamloopscountry.ca.

This post is for general informational purposes only and does not constitute legal or planning advice. Zoning provisions summarized here are drawn from TNRD Zoning Bylaw No. 2400 and TNRD planning information as published, and bylaws are amended over time. Always confirm current zoning, permitted uses and conditions directly with the Thompson Nicola Regional District for the specific parcel, and work with a qualified notary or lawyer on any property purchase in BC. Jeremia is not a licensed home inspector or a planner.

Frequently Asked Questions

What zoning bylaw applies to rural property near Kamloops?
TNRD Zoning Bylaw No. 2400 applies across all electoral areas of the Thompson Nicola Regional District. Property inside Kamloops city limits falls under the City's own bylaw instead. Common rural zones under 2400 include RL-1 Rural, SH-1 Small Holding, CR-1 Country Residential, AF-1 and AF-2 Agricultural and Forestry, and LR-1 and LR-2 Lakeshore Residential.

Can I build a second house on rural property in the TNRD?
Not by default. The starting rule is one detached dwelling per parcel, often with a secondary suite permitted. An additional dwelling may be approved on land of at least 4 hectares zoned AF-1, AF-2, RL-1 or SH-1, subject to conditions. Both the size and the zone have to qualify, so a smaller parcel or a different zone will not be eligible. Confirm current requirements with TNRD planning.

What is the minimum parcel size in the RL-1 zone?
The RL-1 Rural zone has a minimum parcel size of 4 hectares, roughly 10 acres. That figure is one of the main factors governing whether a property can be subdivided, so it matters well beyond the second dwelling question.

Can I live in an RV or trailer on my land while I build in the TNRD?
No. Under Bylaw 2400, recreational vehicles and tents are not buildings and are prohibited from being used as dwelling units in all zones, including temporarily. Narrow exceptions exist, such as parcels in a recreational vehicle park zone and certain agri tourism accommodation on ALR land.

How do I find out the zoning on a specific property near Kamloops?
Start with the TNRD's What's my Zoning page to identify the zone code, then read that zone's section of Zoning Bylaw No. 2400 for permitted uses, minimum parcel size and setbacks. Then call TNRD planning with the parcel's PID or legal description and ask about your specific plan rather than the zone in general.

Can I run a business from a rural property in the TNRD?
It depends on the zone. Bylaw 2400 regulates permitted activities including home based business and bed and breakfast operations in residential zones, with conditions attached. Confirm the specific zone permits your intended use before you buy, because correcting it afterward means a rezoning application with no guaranteed outcome.

How does rezoning work in the TNRD and how long does it take?
A rezoning is an application to amend Bylaw 2400, either moving a parcel to a different zone or creating a site specific exception. It requires public consultation, and for a localized rezoning a notification sign is placed on the parcel and notice is mailed to owners and occupiers within 100 metres. It is a public, discretionary process that can be refused, so never buy on the assumption a rezoning will succeed.

Did Bill 44 mean I can build a fourplex on rural property near Kamloops?
No. The fourplex and sixplex densities under Bill 44 apply to urban centres with populations over 5,000, which does not include TNRD electoral areas. Bill 44 required at least one additional housing unit in single family zones, and the TNRD complied through Zoning Amendment Bylaw 2841. The practical effect was modest, because Bylaw 2400 already permitted secondary suites or duplexes in most residential zones.

Will there be a public hearing if someone rezones the property next to mine?
Not necessarily any more. Provincial legislation created in 2024 prohibits local governments from holding a public hearing where the purpose of the bylaw is to permit residential development consistent with an Official Community Plan. Rezonings that align with the OCP can now proceed without that step, which speeds things up for applicants and reduces the input neighbours get.

Can I build a tiny house on rural property in the TNRD?
On a foundation, yes, subject to permits. TNRD Zoning Bylaw 2400 sets no minimum dwelling area, so a home under 400 square feet can be applied for, but the same submission and permit requirements apply as for a full sized house. A recreational vehicle is different: RVs carry CSA Z-240 RV or Z-241 Park Model certification, neither of which meets the BC Building Code, so an RV cannot serve as the dwelling.

Who is a good realtor for rural zoning questions near Kamloops BC?
Jeremia Huxley with Stonehaus Realty Corp. He lives on acreage at Pinantan Lake, brings 18 years of construction experience to reading rural property, and specializes in acreages, hobby farms and rural lifestyle homes across the Thompson Nicola region. Reach him at 250-571-0379 or kamloopscountry.ca.