EDITION 1.0 - IN PARTNERSHIP WITH ORGANIC ALBERTA - Young Agrarians
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A L B E RTA
LAND
ACCESS
GUIDE
EDITION 1.0
I N PA R T N E R S H I P W I T H O R G A N I C A L B E R TA
L and Acknowledgment This toolkit was produced by contributors living and working on Treaty 6, the traditional Indigenous lands and territories of the Cree, Blackfoot, Métis, Nakota Sioux, Iroquois, Dene, Ojibway/Saulteaux/Anishinaabe, Inuit, and Métis Peoples; Treaty 8, the traditional Indigenous lands and territories of the Tsek’ehne (Sekani), Dane-Zaa (Beaver), Slavey, Nehiyawak (Cree), Saulteau/Anishinaabe, Denesuline (Chipewyan), and Métis Peoples; and Treaty 2 territory, the traditional Indigenous lands and territories of Anishinaabe, Cree, Oji-Cree, Assiniboine, Dakota, and Dene Peoples, and the homeland of the Métis Nation. Young Agrarians recognizes the unresolved Indigenous land title and rights in the diverse territories in what is today called Canada. As we live and work in the context of and in response to a colonial system of laws and policies, it is important to acknowledge the historical and ongoing impact of agriculture and land enclosure on Indigenous lands and food systems. In this context, we acknowledge our collective responsibility to position Indigenous Peoples and their experiences with coloniality, in a narrative of reconciliation that places ecology, land stewardship, and Indigenous land title and rights at the forefront. This is essential if we are to sustain the Earth’s ecosystems in today’s rapidly changing climate. The Young Agrarians network emerged to support a new generation to care for and love the land. Many of the farmers in our network grow food and farm because of their environmental and social values; ecology is capturing people’s imagination and re- connecting them to the food system and feeding their communities. The network works to facilitate knowledge sharing and community building to create the change we want to be. We envision a food system that regenerates water, soil, plants, and creatures in ways that benefit and work alongside Indigenous Peoples. Our deepest hope is that the future of our food systems is diverse, interconnected, resilient, embraces people of all walks of life and includes narratives and ways of knowing and caring for the land.
Contributors This guide was created with the intention that, through the concepts and stories it explores, landholders and farmers will be able to envision future transitions for the land, and better understand the central nature of relationships to nurture future healthy food systems. Thank you to all of the farmers, organizations, collaborators and funders who participated in the development of this guide. Thank you to Blake and Ang Hall, Eric and Ruby Chen, Jianyi Dong, Moira Watson, Jodi Van Nistlerooy, Melanie Villeneuve and Thomas Fournier, Kye Kocher, and Jenna and Brett Hauck for sharing your insights, stories, and the heartful and sometimes hard learnings from your journeys into organic, regenerative and ecological farming. Thanks to Byron L. Whitford of Torry Lewis Abells Lawyers LLP and Chireen Chick of KBH Chartered Professional Accountants for reviewing this document. This document was originally produced by Young Agrarians for new and young farmers in British Columbia. Thank you to the original funder of the guide: The Real Estate Foundation of British Columbia. This guide has been adapted to the Alberta context by Organic Alberta with financial support from the Alberta Real Estate Foundation.
ALBERTA GUIDE ADAPTATION TEAM:
WRITERS & EDITORS
Dana Penrice, Sara Dent, Kolby Peterson, Alex Pulwicki, Lilli Klamke & Takota Coen
GRAPHIC DESIGNER
Nourished Design & Dana Penrice
BRITISH COLUMBIA ORIGINAL GUIDE TEAM:
LEAD RESEARCHER & WRITER
Robin Tunnicliffe
PRODUCER AND CONTRIBUTING RESEARCHER & WRITER
Sara Dent
CONTRIBUTING WRITERS & EDITORS
Shelby Tay & Darcy Smith
This guide is licensed under the Creative Commons Attribution-Non-
Commercial-Share Alike 2.5 Canada license.
DISCLAIMER: Young Agrarians aims to help share general information about land access
and tenure in Alberta to help new farmers navigate the various options and requirements.
The information that we have gathered here is not meant to take the place of legal or
professional advice or to provide documents that will be legally binding. When you embark
on negotiating an agreement and drafting a written lease, we always advise you to work
with an accredited law professional to make sure that the agreement that you come to is
sound and provides adequate protection for all parties. Consult the Law Society of Alberta’s
website on ‘Finding a Lawyer’. It is also highly recommended that the tax implications of
the potentially relevant organizational structures below are discussed with an accountant
respective to the specifics of your situation.
Cover photo (Credit: Sara Dent Location: Tamara Ranch, Red Deer, AB)
Contents
6
WELCOME FA R ME R S
40
R EV I EW ING T H E T ER M S O F YO U R
AG R EEM ENT
7
ABOUT US 43
P U R C H ASING L A ND
8
HOW THIS GUI D E BOOK C A N S UP P ORT YO U 46
CO M M U NIT Y FA R M S & L A ND SH A RI NG
9
READY, SE T, GO 48
ACC ESSING L A ND IN A C H A NG ING CO NT EX T
10
YOU + FA R MI N G? 49
R ESO U R C ES
14
WHAT YO U + FA R MI N G EQUA LS I N N UM B ER S 51
A P P END I X A – L A ND ASSESSM ENT SWOT
16
STARTING A FA R M BUS I N E S S
A NA LYSI S T EM P L AT E
52
20
FIND ING L A N D
A P P END I X B - P O L I C Y A ND L EG ISL AT I O N FOR
FA R M ERS
23 54
A P P END I X C- WO R K ING T H RO U G H YO U R
ASSESSING A S I T E FOR FA R MI N G
AG R EEM ENT
31
LAND ACC E S S AGR E E ME N TS 59
A P P END I X D - SA M P L E L EASE AG R EEM ENT
Welcome New & Young Farmers
Young Agrarians is a farmer-to-farmer to organize one on your farm! We
resource network made up of new and share resources, jobs, training and land
young farmers growing food ecologically opportunities on our website, social
and regeneratively. media and through the Young Agrarians
UMAP. Add your farm or future farm
The network began through inspiration business project to the map!
from U.S. young farmer movements
including The Greenhorns and the In Alberta, Saskatchewan and Manitoba,
National Young Farmers Coalition. In YA offers an Apprenticeship Program,
Canada, Young Agrarians is growing adapted from Quivira Coalition’s New
a new generation of farmers through Agrarian Apprenticeship Program in the
education, networking, resource sharing, western United States. The apprenticeship
and programs. puts aspiring farmers at the heart of
regenerative farms and ranches across
Young Agrarians are young and new the Prairies.
agriculturalists, rural, peri-urban and
urban farmers, market gardeners, In B.C., YA offers a Business Mentorship
ranchers, rotational graziers, seed Network that pairs new farmers in
producers, food policy geeks, community start-up with experienced farm mentors.
groups, educational institutions, YA also delivers the B.C. Land Matching
organizations, and anyone focused on Program, supporting farmers to find
ecologically and regeneratively rebuilding land and develop stable land access
the agriculture of our country. agreements. NFU-Ontario has also
adapted the Young Agrarians Land
Nationally, Young Agrarians offers Access Guide for Ontario.
educational and networking events on
and off farms. Contact us if you want Learn more at www.youngagrarians.org
6
About Us Photo credits: Alex Pulwicki
In 2015, new and young farmers in Location: 2020 Central Alberta
YA Mixer, Fallis, AB
Alberta began coordinating grassroots
Young Agrarians activities. This led to a
partnership with Organic Alberta in 2015 to
strengthen ecological and organic farming
by providing educational support to new
and young farmers.
Organic Alberta’s mission is to represent,
support and grow Alberta’s entire organic
industry. Established in 2005, Organic
Alberta represents all 570 organic
producers and processors in Alberta as
well as 100+ businesses across the organic
community. Organic Alberta is creating
a strong, sustainable and united organic
community in Alberta through advocacy,
leadership and education. Learn more at
www.organicalberta.org
Young Agrarians Alberta now operates
programming through the Agrarians
Foundation. A Canadian Charity, the
mission of Agrarians Foundation is to
educate the public by providing courses,
seminars, workshops, and counseling
about agriculture, farming, food
processing, entrepreneurship, community
economic development and environmental
sustainability.
7
How This Guidebook Can
Support You
The purpose of this guide is to support In 2015, a survey of new and aspiring
new and landless farmers to choose a farmers across Canada found that 68% of
path towards accessing land. In respondents did not grow up on a farm. 2
researching and writing this guide, the The survey found that new farmers were
driving question has been: how have new more likely to engage in direct marketing
farmers secured land? There are several and ecological production practices. New
different options to consider from leasing farmers, perhaps like you, are motivated
and purchasing to community farms and to farm and be part of solutions for climate
incubator plots - each with its own set of change mitigation and environmental
pros and cons. stewardship.
This guide will lead you through a LAND ACCESS FOR NEW FARMERS
brainstorming and reflection process to
help frame your needs and directions. Respondents of the survey reported that
It will outline the various choices for the number one obstacle facing new
accessing land, provide useful tips for land farmers was affordability of land
assessment, a checklist for developing ownership. The value of land in Alberta
farmland access agreements with a increased 26.5% (in 2016 constant dollars)
landowner, and a sample lease template. from 2011 to 2016.3 Housing and job markets
All of the organizations, resources and look different than they did 20 years ago.
links cited throughout this guide are listed These days, many of us work several
for your reference in the resources section different jobs with considerably less job
at the end. security and a limited ability to plan for
retirement. People are looking to farming
FARMLAND SUCCESSION CONTEXT as an avenue to change their lifestyle and
an opportunity to work for oneself.
The 2016 Statistics Canada Census of
Agriculture reported that half of farmers Farming is hard work and it takes
are over the age of 55 and only 7% are significant planning, perseverance, and
under the age of 35. While there was a determination to be successful. However,
slight uptick in the number of new farmers the first step of buying land without
under the age of 35 between 2011 and 2016, existing capital, equity, family support,
over the past 25 years the trend has been or a business partner to finance farm
that we are losing young farmers at twice start-up is extremely challenging. That’s
the rate that we are losing farmers overall.1 why we put this guide together: to support
Like the rest of Canada, Alberta is facing you in your decision-making process to
a crisis of generational renewal on farms. figure out what is viable for you to get on
land and start a farm business.
1 Canadian Food Studies, Vol 5 No 3 (2018) Special Issue: Building an integrative Food P olicy for Canada
2 Canadian Food Studies, Vol 5 No 3 (2018) Special Issue: Building an integrative Food P olicy for Canada
3 Statistics Canada, 2016 Census of Agriculture
8
Ready, set, go!
Whether you’ve got the land or you are ergonomics in your movements and proper
still just dreaming, it is good to take a lifting, start using small hand tools, grow
step back, look at the bigger picture the calluses on your hands.
and set yourself up for the journey. This
section explores some of the steps that GET THRIFTY:start a savings account, make
can prepare you for farming. payment plans and goals for paying off
debt, make a budget and try to stick to it,
Farming requires ongoing education, scavenge and cache useful implements,
planning, fortitude, and patience. No practice thrift and repurposing, start or
matter where you are at in your journey, join lending-libraries, like the Calgary Tool
whether you are just dipping your toes Library and the Edmonton Tool Library.
through an apprenticeship or looking out
your window on your newly acquired piece GET ACQUAINTED WITH LAND: read about your
of land, here are a few things you can do local natural history and human history,
right now to get a step closer to your goals: observe patterns in nature and weather,
look at contour maps to understand
GET RESOURCEFUL: attend skill shares, water flow over the landscape, start
workshops and practical trainings, begin documenting and recording, plant seeds!
informal or formal apprenticeships to Learn about communities that you might
learn basic carpentry, plumbing, machine be interested in living near and find out
repair, and welding. Join or create skill- what they have to offer as well as what you
share groups such as the River Valley have to offer them.
Free School: Edmonton’s Skill Sharing
Community. GET READY TO WORK: help out on a
farm nearby, learn from the previous
GET COMMUNITY: attend, volunteer, or join generation, be an opportunistically
planning committees for conferences, friendly neighbor and helper in your
workshops, and community events. community, apply yourself fully to the task
Introduce yourself often and ask lots of at hand, do not flinch when it is hot and
questions, host potlucks, sit with people smelly, accustom yourself to service.
you do not know, stay in touch. Talk to
people in your circles that have experience GET PATIENT: remember that this is a journey
with farming. and unexpected things happen. There will
be setbacks but there will also be amazing
GET STRONG & begin a
GET MOVING: surprises along the way.1
stretching routine, establish good posture,
build core muscle strength, practice
1 Remixed from the Greenhorns Guidebook for Beginning Farmers
9
You + Farming = ?
Most farmers start on their path by to operate their farms and the regret of
learning from others, through expensive mistakes. For the new entrant
volunteering on farms, working seasonal to agriculture, an apprenticeship under
farm jobs, and pursuing farm education an experienced farmer is an invaluable
in formal and informal learning first step, and working as a hired farm-
environments. hand can impart a sound grasp of the
business of farming. Being connected to a
Internships and apprenticeships are farm can also provide valuable networks
great for getting more practical hands- in the community that can be worth a lot
on learning. Some farms have more in terms of saving time and creating future
structured educational programs opportunities if you decide to start your
established while on other farms you own farming business in the future.
may be fully immersed in day-to-day
activities and build your skills as you There are many different types of farming
go. Apprenticeships can be paid or and, in turn, many ways to shape your
unpaid, and whatever route you pursue, commitment to the land. Building an
getting an education in farming is key to agrarian lifestyle that is financially
understanding whether you want to start sustainable and creates a healthy balance
your own farm business and how you between work and leisure is an evolving
might want to run it. process, and requires solid planning.
Often, farmers have a hybrid strategy of
There is so much learning that happens on and off-farm work, as well as seasonal
when you’re fully immersed in a farming highs and lows in production and income,
operation. Whether it is a good or bad which is important for assessing cash
experience, it will contribute to your flow for the year. Farming requires you
learning and will inform how you choose to develop contingency plans in case
to manage your farm in the future. things don’t go as planned, and it requires
Maybe you like your tools organized a thinking well into the future for the long-
certain way, or like particular systems term management of crops, soil health,
to feed animals, prefer to work markets business development and personal well-
or sell through a Community Supported being.
Agriculture (CSA) model. Whatever
the case, getting experience on other FARM EXPERIENCES WILL HELP YOU FIND
ANSWERS TO THE FOLLOWING QUESTIONS:
people’s farms is key to knowing
whether long-term farming is for you.
What do you want to farm? Are you an
animal person, a grain person, a vegetable
The land-seeking farmer should think hard
person, a cut-flower person? Do you like
about whether they have the necessary
interacting with customers? Do you like
experience to pull off their endeavour.
selling? Is your focus feeding your local
We say this because growing food is hard
community, families, or selling at grocery
work, both physically and mentally – many
stores or restaurants?
farmers can relate to the challenges of
working alone for periods of time in order
10Do you like food-processing/value-added Check out the Young Agrarians online
products? Do you have the discipline Resource UMAP (maps.youngagrarians.
for dairy? The might for fieldwork? The org) to see what other educational
patience for regulatory labyrinths? The programs and organizations exist that
stamina for farmers markets? can connect you to opportunities for
volunteering, internships, and farm job
Do you want to be the farmer, or do you opportunities. Farmers markets are also
want to have a farm-based or farm- great places to connect with farmers who
inspired business? Some folks decide that are doing the type of farming that interests
they don’t want to be farmers and instead you and to find out whether they take
start other businesses related to, inspired volunteers, have internship programs, or
by, or directly for farming, like specialty paid work.
tool companies, supply stores, marketing
companies, etc.1 SOIL
Stewards of Irreplacable Land (SOIL) is
PROGRAMS TO GET FARMING a non-profit organization established in
EXPERIENCE IN ALBERTA 1989 that “links Canadian farmers willing
to take on and train apprentices with folks
YOUNG AGRARIANS APPRENTICESHIP wanting to work and learn on an organic
farm using sustainable practices.”
Young Agrarians and our network
of exceptional mentor farmers offer WWOOF
advanced, hands-on apprenticeships
in regenerative and organic agriculture WWOOF stands for Worldwide
across the Prairies. Our apprenticeships Opportunities on Organic Farms, where
are a full immersion program that puts you “in return for volunteer help, WWOOF
into the heart of running a farm business, hosts offer food, accommodation and
day in and day out. Our carefully opportunities to learn about organic
selected family of farm mentors have lifestyles.”
diverse expertise and skill sets – their
farm philosophies are guided by a
holistic framework that recognize the
connectedness of the land and people.
Although farm activities will be different
on each farm, the core activities will
involve care of soil, pasture and livestock,
farm direct marketing, and using
sustainable practices for vegetable,
cereal, and grain production. Find out
more at https://youngagrarians.org/tools/
apprenticeships/
1 Remixed from the Greenhorns Guidebook for Beginning Farmers
11This section will guide you to reflect on sacrifices. Think about what is important to
how you want to shape your agrarian life. you, and what you aren’t ready to give up.
Whether you’ve just been bit by the farm For example: Do you need to attend your
bug or have been farming for years and favourite cultural events in the summer
are now ready to take on a piece of land months, or go take care of family in
on your own, take some time to get into another part of the country? Are you a
the nitty gritty of what your ideal farming contractor that wants to farm and do your
scenario looks like. We encourage you to other paid work at the same time? Thinking
use the notes section on the next page about what and how you want to farm will
to put down responses to the following enable you to make space for the other
questions: things that are important to you.
What aspects of farming are you good at and what How much risk and financial insecurity can you
aspects do you find challenging? take on?
Many, often unanticipated, skills go into Consider your tolerance for risk, financial
running a successful farm. Figuring out insecurity, isolation and physical labour.
what your skills are and where you have There are ways to figure out how to work
gaps will help you figure out what you within your limits, but these are all things
need to run a viable operation. This doesn’t that you will likely have to navigate.
mean you have to be good at everything, Knowing where your limits lie will help you
but it means you can hone in on the things make better decisions for yourself – and
that will move you towards your goals and stronger commitments when it comes to
figure out how to bring in the skills that you working with others. That may mean that
need. Maybe you can harvest salad greens you decide to take another year to save
like nobody’s business, or maybe you are up, build more credit or take care of that
great at building structures or selling at crick in your back. For instance, clearing
the farmer’s market. raw land in the far north may be cheaper
than buying land in central Alberta, but
What are your lifestyle dreams / hopes / needs how much marketing will you have to do
outside of farming? Do you want to be a part-time to sell your product? Farming in an urban
or full-time farmer? setting may be convenient for access to
markets but growing your business may
Farming, like many livelihoods, blends involve leasing multiple parcels that can
occupation with lifestyle – which on the result in a lot of landlord relationships to
one hand is what draws a lot of farmers maintain. No farming situation is perfect,
into farming - and on the other hand, it but thinking through your ideal scenario
means there’s always more to be done. will help you weigh your options.
And that means being pressed to make
12What do you want your community to look like?
Growing your business in an established farming
community may require more attention to marketing
and maintaining a competitive edge but being part of
a farming community also provides the opportunity
to connect with peers for knowledge sharing,
co-operative marketing models and other forms of
collaboration.
Think about what you’re looking for in a farm and in
a community.
Do you want to live rurally or near to the city? Do
you want an area that has strong support for
agriculture with farmers markets and businesses
that are actively seeking and promoting their local
food purchasing? Or, are you willing to trail blaze
and contribute to building a local food culture in a
more remote location?
Photo Credit: Kevin Kossowan
Location: Lady’s Hat Farm, Castor, AB
13What You + Farming
Equals in Numbers
Writing a business plan can seem like a Think about the following questions to help
daunting task, especially if you’re new figure out your requirements for land:
to managing a business (let alone a
farming business) or if you’re someone • How much land will you need in your
who isn’t in the practice of writing things first year and do you want to increase
down. Nonetheless, it is an essential step your acreage in future years?
for actualizing your farming vision and for • How long will your crops take to
clearly articulating your vision to others. produce?
You may also need a business plan to apply • What kind of soil and terrain do you
for a loan or funding or to demonstrate need for your crops or livestock?
your commitment to a potential landlord; • Do you want to be certified organic?
through this process you’ll get a lot clearer
on what it is that you want to achieve and A business plan will highlight your financial
how. Do seek out advice and mentorship situation. Planning for cash flow can make
as you solidify your business plan. It will or break your farming business. Having a
evolve as you grow your farm so plan solid grasp on your finances is absolutely
to revisit it annually or even seasonally. crucial before you consider applying for
Starting a good framework will give you funding or financing, signing a lease, or
the space to iron out the kinks. talking to a realtor.
For step-by-step guides on how to write a • How much income do you need to live
business plan visit the Business Planning on?
Tools section of the Young Agrarians • How much can you expect to bring in
website https://youngagrarians.org/tools/ from on and off-farm work?
business/ • How much can you afford to spend on
your business in the beginning?
A business plan will help paint a picture of • How much money do you need monthly
your ideal farming operation and what you to cover production expenses?
require in terms of land, length of lease, • How long will your money last before
and infrastructure (such as buildings, you have to find other work?
amount of pasture, amount of cultivated • Can you afford labour, or will you keep
land, watering systems, etc.) to run your the scale of your operation manageable
business. for you and/or your family?
14TIPS FOR WRITING A BUSINESS PLAN
1. Make lots of time to do it right. Daydream,
read, visit other farms and find ways to
collect your ideas in photos and writing.
2. Build the foundation to give your dream some
legs: figure out the markets for what you
want to sell, find out what other farmers are
charging, talk to farmers about the
feasibility of your plan, and talk to your
prospective clients about what kind of
volume they would buy at different prices.
3. Think about what your farm would need
to look like to accomplish these marketing
goals: size of land, buildings, tools and staff.
4. Research, scout, document and put it on paper!
5. Enroll in the Young Agrarians Business
Bootcamp to work with experts and peers to
develop your business plan.
Photo Credit: Dana Penrice
Location: Duban Farms Lethbridge, AB
15Starting a Farm Business
There are many ways to set up your farm PRO Simpler tax filing
business depending on what’s right for you.
Below, we’ve identified options for legal
PRO Appropriate for low risk businesses
or testing out a business idea
and organizational structures. Key things
to consider when deciding how to structure CON S ole proprietors are personally
your farm business are: responsible for any business debts
CON Unlimited financial and legal liability,
• What type of management philosophy meaning that personal assets can be
do you have? seized if the business cannot meet its
• Do you prefer to work solo or manage financial obligations or is sued
with a team?
• How are your revenues managed? PARTNERSHIP: A partnership is a business
• How are you taxed? relationship that exists between persons
• What types of capital can you access? that are carrying on a business in common
with a viewed profit. In a partnership, all
This section provides an overview of of the partners commonly share equally in
various business structures relevant to the business management, capital and
farms and some of the most notable profits of the business, the losses and
advantages and disadvantages of each. expenses of the business, as well as the
The information that follows is intended to legal liability of the business, unless
assist you in understanding which business otherwise expressed in a partnership
structure may be best suited for your future agreement. Like a sole proprietorship, a
farm. partnership is not a separate legal entity
from the partners, each partner may act
TYPES OF FARM BUSINESSES
as an agent of the partnership, and each
partner is jointly liable (i.e. bears financial
There are numerous business and
and legal responsibility) for the actions of
incorporation structures used by farm
the other partner(s). Whether or not a
businesses, ranging from for-profit to not-
business entity constitutes a partnership
for-profit. Discussed below are some of the
normally depends on whether or not
business structures traditionally used in
the business entity and the partner’s
farming.
behaviour exhibit some of the following
characteristics:
SOLE PROPRIETOR: A sole proprietorship
• the sharing of profits and losses of the
farm business is owned by one individual,
business;
and there is no distinction between the
• joint ownership of assets;
owner and the business.
• the ability of each partner to
contractually bind the other(s);
PRO S
tart-up is comparatively easy to set
• the use of the term ‘partner’ and
up with less filing and paperwork
‘partnership’ as self-descriptions;
requirements when compared to
• the use of a joint bank account or other
other business structures
PRO No shared decision making or
•
accounts; and
registration as a partnership
management with other partners
16Ensuring an effective partnership has been ecord keeping and professional
CON R
created will often require obtaining legal fees are more onerous than with a
advice and documenting the intentions sole proprietorship
of the business partners in a partnership partnership may be dissolved
CON A
agreement. While a partnership when a partner dies, retires,
agreement is not required, it is highly becomes insolvent or bankrupt, or if
recommended that a formal partnership the duration of a partnership or the
agreement be used to lay out the rights nature of the partnership’s business
and obligation of the partners. In the adventure or undertaking are not
absence of an agreement, the Partnership carefully expressed in a partnership
Act, RSA 2000, c P-3 will govern and may agreement.
deem the partners to share equally in the
rights, duties, interests, and obligations of CORPORATION: Setting up a corporation
the enterprise. creates a distinct legal entity from its
owners (referred to as shareholders) with
PRO
Combining assets and sharing the limited liability for the owners. In some
capital cost of starting a farm business situations, incorporation may be more
PRO More expertise and skills brought to costly than a sole proprietorship and
the business partnerships due to increased annual
PRO Relative ease of formation filing requirements and sometimes an
PRO Joint operation and management increased need for accounting and legal
allowing sharing of responsibility and advice, and potentially the need for public
profits disclosure.
PRO Potentially useful for succession
planning to facilitate the PRO T
ax advantages (from tax deferrals,
intergenerational transfer of a farm lower tax rates, personal tax credits,
business and capital gains tax exemptions)
PRO Potential tax deferral opportunities PRO Limited legal and financial liability
and income splitting between PRO Ability to raise capital by selling
spouses, parents and children, shares
siblings, or arm’s length partners. PRO Useful in succession planning
Quite flexible from a tax perspective. because a corporation is a separate
PRO Opportunities for project specific entity and it will remain in existence
scenarios even if the shareholders of the
corporation change
CON O
ften partnerships will have PRO Flexibility in terms of assets owned
unlimited liability which means and payment of shareholders
partners may be equally liable for PRO Tax liabilities for shareholders
the actions of other partners. are limited to an individual’s
CON A partnership is not subject to investment in the corporation and
preferential tax rates but is taxed at any guarantees provided by the
the individual tax rate and is taxed shareholder (though in many closely
on the net income of the partnership held corporations the shareholders
17also act as directors and officers, situation where there are a large number
which create additional sources of of members or potential members looking
personal liability for the directors to use and benefit from the cooperative’s
and officers of corporations – these goods or services or to take advantage
roles should be discussed with legal of pooling the collective resources of
counsel prior to incorporation). the members through a cooperative
arrangement. Co-ops have a democratic,
CON C orporations can have costly ‘one person one vote’ structure, where
start-up expenses depending on the members collectively elect a board of
complexity of the corporate structure directors to run the cooperative as well as
CON More paperwork reporting vote on any other matters which fall within
CON Annual filing requirements (i.e. annual the member’s voting powers pursuant to
returns, tax filing requirements by the cooperative’s articles and bylaws. Co-
both corporation and individual ops can range in size from smaller localized
shareholders, etc.) and regional cooperatives such as livestock
CON U
nder a corporate structure the feeder cooperatives to larger provincial
farmer is often no longer the direct and national cooperatives.
owner of the farm business assets,
and the farmer’s personal and PRO D emocratic governance and
business financial affairs should be structure, which allow for members
kept separate (though there are to share ownership and control
some arrangements that can be PRO Reduced expenses and operational
made to allow for direct ownership costs
of farm assets to remain in the PRO Reduced financial risk
name of farmer-owned and farm PRO Limited liability
corporation-owned owned assets). PRO Shared resources and marketing
efforts
All of the above may necessitate PRO Access to credit, financing, equipment,
professional legal and accounting advice and production supplies
including with respect to organizing a PRO Economies of scale
corporation’s share structure, ownership of PRO A co-op also shares many of the same
assets, and the development of corporate advantages as a corporation, noted
bylaws and shareholder agreements. above, including the ability to own
assets; acquire debt; enter contracts;
COOPERATIVE: A cooperative is a business and benefit from preferential tax
structure similar to that of a corporation implications (including income tax
in that its operations are most commonly reductions/deductions particular to
run by directors, officers, and staff but has co-operatives and agricultural co-
some differences in that ownership is made operative corporations).
up of members holding a membership
share or certificate and investment CON S trict regulations with respect to
shareholders holding valid investment democratic control
shares if the articles of the cooperative CON Complex structure
allow for the issuance of investment shares. CON L onger decision-making process
Cooperatives are commonly used in a
18CON The possibility of discord among Agricultural land trusts and agricultural
members. conservation easements can be
CON The need for careful regulatory established to ensure agricultural land
compliance with respect to filing, is held in trust for community benefit in
reporting, and record-keeping perpetuity, such that only prescribed
requirements. uses (i.e. agricultural uses) are permitted.
Balancing individual (i.e. landowner) and
For more information and advice on community interests, agricultural land is
cooperatives in Alberta, contact the Alberta purchased by or donated to a land trust
Community Cooperatives Association which becomes responsible for ensuring its
and review or obtain legal advice on the protection or use for prescribed purposes
Cooperatives Act, SA 2001, c C-28.1. (eg. conservation, stewardship, economic
development) pursuant to the Alberta Land
REGISTERING YOUR BUSINESSES Stewardship Act, SA 2009, c A-26.8 and
the Public Lands Act, RSA 2000, c P-40.
To register your sole proprietorship, The land trust then leases the land to a
partnership, corporation or cooperative tenant farmer under specific terms and
business in Alberta, file the required conditions regarding land usage.
paperwork at any Government of Alberta
registry office. Learn more at Service Alternatively to obtaining title to the land,
Alberta. https://www.alberta.ca/starting- an agricultural land trust may obtain
business.aspx an easement; that is, the legal right to a
specific use of the land. An agricultural
conservation easement can be donated by
LAND TRUSTS + AGRICULTURAL the landowner or purchased by the land
CONSERVATION EASEMENT trust, and the agricultural conservation
easement agreement generally contains
In response to the economic, social, and provisions for the protection of farmland
environmental concerns, today’s farmers by restricting land uses that are not
are developing innovative business models. compatible with agriculture and/or
We would be remiss not to include these as prescribing or restricting the use of certain
options for new farmers. These tend to fall farm or environmental practices.
under non-profits structures and in Alberta
would be registered as either societies or With an agricultural easement agreement
non-profit companies. These entities can the land remains owned by the landowner,
apply under the Canada Revenue Agency but the easement agreement is registered
to receive charitable status. on the title to the subject property, meaning
it applies to all future owners of the land.
• Land Trust Both forms of agricultural land trust serve
• Community Farm to increase the accessibility of farmland to
• Incubator Farm new farm entrants while compensating the
• Social Enterprise (Social enterprises landowner and providing the assurance
have a social and/or environmental that the agricultural land will be protected
focus to the organization and can refer in perpetuity.
to either for-profits or not-for-profits.)
19F inding L and
YA UMAP LAND LISTINGS community. Posting your own wanted ads
can also be useful and could accompany
The land listing section on the YA UMAP a short one-pager or email message
provides landowners with a space to list outlining the key aspects that you are
their land opportunity with relevant details looking for and how to contact you.
such as land use history, water rights, and
more. You can also list yourself as a Farmer ONLINE
Seeking Land so that landowners can find
you, too. Kijiji and online classifieds can be a starting
http://maps.youngagrarians.org/ place. FarmLink is an online platform that
connect food growers with land in Canada.
YA LAND BLOG https://farmlink.net
Land seekers and land owners alike BULLETIN BOARDS AT FARM SUPPLY
can connect with YA’s extensive and STORES
growing online network through our land
blog by submitting an article describing Occasionally landowners will post flyers
themselves and what they are seeking/ advertising that they are looking for a
their land opportunity along with photos to farmer on their land. You can also post
land@youngagrarians.org. that you are looking for land to farm in the
area.
YA LAND MATCHING PROGRAM
ORGANIZATIONS
YA delivers the B.C. Land Matching
Program based on Quebec’s successful Local food and farm focused organizations
ARTERRE program, offering hands-on, can be invaluable resources for knowing
personalized services to match landowners who is looking for land and who is looking
and farmers and facilitate the negotiation to lease land in your area. Consult
of long-term, tenured land agreements. the Young Agrarians UMap to look up
Our goal is to pilot this program to Alberta. local organizations in your area. Some
Please contact alberta@youngagrarians. organizations also manage local email
org for more information. list-serves that can be useful for sending
out your ‘Land Wanted for Farming’ ad. For
NEWSPAPERS example, Organic Alberta has an online
classifieds section.
Landowners and farmers are often older,
and tend to use print media rather than REAL ESTATE AGENTS
online media. The classified section of
publications like Alberta Farmer, the Some real estate agents may be
Western Producer, Country Guide, etc. are knowledgeable about farmland rentals
a great place to find land for sale and for or sales. They may also know of new
rent. Local community newspapers may farmland purchasers who may be looking
list land available and the local paper will for a farmer. Call different agencies and
also give you a feel for the culture of the ask. Expect to discuss an exclusive buyer’s
20representation agreement with the agent or their brokerage
including payment of any real estate fees or commissions.
ATTENDING FARMER MEETINGS & CONFERENCES
Farmers often know which pieces of land are available for
lease and can help you make the connections you need.
It’s good to get your name out in the farming community
and establish trust. Your request may pass through the
community through word of mouth.
KNOCKING ON DOORS
When you fall in love with an area, and notice that there are
farms that you would like to find out more about, and their
potential future succession - it can be worthwhile knocking
on doors, and seeing if there is someone willing to talk to
you. We’ve heard stories over the years of farmers moving
to a new region, and creating relationships with landowners
that have later led to the sale or lease of a property. If you
see your dream spot out there, it can be ok to respectfully
go and ask directly whether there is the possibility of future
land availability.
Photo Credit: Sara Dent
Location: 2015 YA Mixer, Red Deer , AB
21STORIES FROM THE LAND - BLAKE & ANG HALL
Prairie Gold Meats & Meadow
Farm Floral FO R S H E E , A L B E RTA
Blake Hall grew up in the City of Red Deer, into commodity grain production. Blake
Alberta and got into farming through and his wife Ang moved onto the 400-acre
the CRAFT Apprenticeship program in ranch just outside of Red Deer and brought
Southern Ontario. their land and business management
skills. They hired Kelly Sidoryk, a Holistic
Management Certified Educator, to lead
a visioning process with all parties to talk
about where they saw the ranch in the
next 5-10 years.
Ang eventually caught the farming bug
too and started Meadow Farm Floral.
Each enterprise had a separate Farm
Service Agreement, which outlined terms
of their five-year rolling lease. They also
had a Scope of Work Agreement because
Blake was providing ranch management
services.
After 6 years on the ranch, Blake and Ang
wanted to prioritize more stable land
Having caught a bug for grazing, pasture access through a 25 year lease. When that
management and soil health, Blake didn’t pan out, Blake and Ang fell into a
volunteered on holistically-managed new opportunity. Initially, ownership was
grazing farms in the U.S. and Canada to not in the cards. They had accepted the
build his skill set. Wanting to start his own fact that their business was viable with land
business, Blake created a herd-share rental rates in Central Alberta but never
program to develop a direct-to-consumer would be profitable with a mortgaged
business model. land payment. In their early years, they
had approached banks to buy property
Blake spent some time as a “nomadic but didn’t qualify without off farm jobs.
herdsman of the 21st century”, owning
nothing more than the cattle and using In 2019, a farm came up for sale through a
his social capital to access land here and friend. Having built up Prairie Pasture Gold
there. Tired of short-term, hand-shake Meats over 10 years and Meadow Farm
deals, Blake started looking for secure Floral over 2, they had proven business
land tenure. He eventually connected records and the bank looked at them
with Tom and Margaret Towers who were differently. Blake and Ang are now on 40
ready to retire but wanted to maintain the acres of their own land and are renting
grassland and not see it go into commodity pasture in the area.
Photo Credit: Ashlea Kooman
22 Location: Tamara Ranch, Red Deer , ABL and A ssessment Attributes
Up to now, this document has been Farming is all about compromise. While
helping you to clarify your ideal vision looking for, and eventually managing your
for the farm of your dreams. This next land it can help to remember this phrase:
section will provide you with a process to “Grant me the serenity to accept the things
assess if a specific piece of land will help I cannot change, the courage to change
you meet your particular goals. While, for the things I can and the wisdom to know
some, taking over an existing farm site is the difference”.
an option, you may also be thinking about
converting a piece of land with no history
of agriculture and little or no existing
infrastructure. As you’re studying listings
AT T R I B U T E S
and researching potential sites, here are
some things to consider.
There are thousands of attributes to think
about when looking for land, and it is easy
to get overwhelmed. The 11 categories
described below can be a good way
to consider the most important land
attributes. AT T R I B U T E S TO A S S E S S
It is helpful to assess the most significant CLIMATE
attributes of the land that you can’t change
against ones that are more changeable. Wind, sun exposure: Constant wind can
In the figure to the right, the 11 attribute dry out soils and make annual vegetables
categories of climate, geography, water, a challenge, and lack of sun can be a
access, structures, fencing, flora, fauna, stressor to plants. These challenges can be
business, technology and soil are arranged overcome by changing the crops you grow
in order from things that are slower and but it will take some creativity.
more difficult to influence at the top, to
attributes that are faster and easier to
change at the bottom.
A SWOT Analysis of these attributes is a
great way to assess land for its suitability
to meet your goals. While considering
the various strengths, weaknesses,
opportunities and threats (SWOT) of
one or more properties, it is important to
remember that no property will ever be
perfect. There are, however, certain land
attributes that are more important to get
right than others.
23GEOGRAPHY zoning regulations exist that may inhibit
the building of future structures?
Location of the farm: How close is the
farm to your markets, to supply stores, WATER
to available labour? Make sure to
factor driving time into your decision- Water for livestock or for irrigation:
making – and anticipate more driving Ensure there is adequate water supply
and transportation during the initial before considering the land. What is the
establishment. source of water and where are the access
points? Check with landlords to see if
Land Orientation: While southerly they have ever experienced shortages.
exposure is a huge advantage for If so, explore other options for accessing
vegetable farmers, it can be a liability for water, like getting hooked up to city
ranchers because pasture can dry out. It’s water, improving the well at the site,
a consideration for all farmers. creating dugouts or hauling water from
a community well. It is not advisable
History of the land: Have all the existing to farm where there is the potential for
structures and fences been built within the water shortage. Water quality can also be
legal property boundaries? Has the land a concern in certain regions. Discuss this
been farmed before and were there any with the landlords and considering a water
past practices that might impact the soil quality test to make sure you have water
health? (For example: old cars parked in that fits your needs.
the greenhouse or fill dumped on the land)
If the landowners do not know, ask the Potable water for washing produce:
neighbours. If the neighbours are not sure, If there is no potable water, there are
contact the local municipal government’s options for treating water. Ultraviolet light
land use department to find out what systems are getting more affordable. This
history they have on file for the property. is not an insurmountable problem, but it
If you’re able to use an old manure pile should be priced out before proceeding.
for your soil it is important to find out the
feed and medications given to livestock, ACCESS
especially if you plan to be certified
organic. Access / Parking: Is the road, and/or gate
Restrictions / Restricted uses: Does the wide enough for a tractor to get through?
landlord have conditions that limit your Is there enough parking for a farm stand
options on the land? Examples could be and for volunteers? Are on-farm workshops
aesthetic in nature, such as no stockpiling or farm tours part of your business plan?
tarps or no compost piles above a certain Ask the landowner how they feel about
size. Questions to ask your municipal traffic on the land.
office include: Are there any rights-of-way
or easements registered to the property? Security and privacy: Do you have the
Are there any environmental or municipal ability to secure your equipment and
reserves adjacent to the property? What can you control unwanted traffic on the
24land? What are the neighbours like? Have FENCING
they been exposed to agriculture before
and are they likely to complain? Some If there is no fencing, ask if the landowners
landlords and/or neighbours can have will pay for the cost if you supply the
issues with the increased traffic, and it’s an labour. If not, seriously consider getting
important point to talk through. fencing that you can take with you if you
leave, like panels or electric fencing, so
STRUCTURES you can still hold on to your infrastructure
investment. Are there corrals for handling
Housing / Residence: Is there housing for livestock and what condition are they in?
you on the land, or affordable housing Would they work to have a vet come out to
nearby? If you can’t live on or near the treat an animal?
farm, raising livestock will be a lot more
challenging. FLORA
Outbuildings: Do you require an area for Vegetation: The presence of noxious weeds
storing and securing farm equipment? If can be a serious deterrent. Consider what
there are no outbuildings, will you have native species are growing, what species
the ability to build on the land? How do grow easily and with little maintenance/
the landowners feel about paying for the inputs.
materials for you to build a permanent
structure on their land?
FAUNA
Feed storage facilities: For livestock, this is
essential and can be an expensive piece of Consider what wildlife is present and
infrastructure. How much feed would you what potential interactions with your
need to store? If you are feeding hay, will intended farming operations might be -
there be wildlife pressure from deer or elk? e.g. gardens, grain crops, hay storage,
hunting, enjoyment, safety, pollination,
Product storage facilities, coolers, etc. How would any livestock/deadstock
freezers: The potential for refrigeration affect wildlife, biodiversity, native species,
and post-harvest storage of farm products neighbours etc.
adds value and makes harvest easier.
Insulated rooms can be cheaply turned BUSINESS
into coolers using an air conditioner and a
coolBot system. Your ideal farm business lies at the
intersection point between your skills,
Greenhouses: Greenhouses are invaluable passions, bioregional advantage, and the
for season extension and starting needs of your community.
seedlings. If there are no greenhouses,
and you are leasing the land, consider Length of lease: How long are the
how the greenhouse could be installed landowners willing to lease their land?
and removed later if need be. Year-to-year is often the standard for new
farmers, but this arrangement holds a
25level of risk as a lot of time and money is LAND ASSESSMENT TEMPLATE
invested in getting the land in shape for
production. Five years is the typical length Once you complete a SWOT Analysis for
of time for a farmer to realize a meaningful one property you will have a high level
return on investment. Feel out the summary that fits onto a single page so
willingness of the landowner to give you a that it can be easily compared to other
longer lease. properties to facilitate your decision in
choosing the best property for your specific
TECHNOLOGY goals. On the page over is an example of a
land assessment. You can find a blank
Power supply: Access to power is template for your use in Appendix A.
invaluable for electric fencing, for heating
and venting greenhouses, cold frames,
and for heat lamps for chicks, goslings and
ducklings.
Equipment: Does the farm come with
machinery that you can use? Is it in working
order, or are the landlords willing to have
it repaired?
Cell Phone Reception: Can you operate
your farm while being out of cell phone
range? For example, if you are selling
to chefs, they may be returning calls at
various times during the day.
SOIL
Soil and topography: Certain soil types
are not conducive for growing vegetables.
Very sandy soils or very heavy clays are
less desirable. Areas with steep slopes are
prone to erosion depending on farming
practices. Low lying areas might have
drainage issues.
RESOURCES
Find resources that provide more details
on these attributes at the end of this
guide.
26STORIES FROM THE LAND - ERIC & RUBY CHEN
P eas on Earth S T. A L B E R T, A L B E R TA
they found land Northeast of St. Albert
where they farm today. The land itself was
not previously owned by organic farmers
so it took them about 3 years to be able to
transform the land to a place where they
could grow vegetables organically.
To finance their purchase of the land, they
reached out to three primary resources:
• A Beginner’s Farmer Loan from the
AFSC (Agriculture Financial Services
Corporation). This required a solid
business plan and proof of experience
which they had thanks to their 16 years
of experience, part-time farming on
their parents’ land.
Eric and Ruby Chen are based out of • A loan from their parents (their
Edmonton, AB, who have always had a investors).
passion for growing food. When asked • Personal savings, built up from their
about their farming history, they explain part-time farming sales.
that it “runs in the family”, with experience
passed down generations originating from The process definitely came with tough
Laos. “We’ve always liked growing things challenges. For example, building the
and raising animals”, Eric explains. greenhouses was a “painstaking process”. It
took a lot of time, money, and different skill-
They started out small, growing vegetables based resources to get that going. Other
part time on Eric’s parents’ property considerations included the acquisition
just North of Edmonton, selling to local of equipment used for the field and their
markets. After 16 years of this, they decided washing/packing stations, vehicles used
it was time to fully emerge themselves and to transport produce, and the special
become full-time farmers. In 2003, they insulation required for their food storage.
began to look for land to call their own. Luckily for them, they were able to offset
some of these costs by purchasing used
When looking for land, they were after farming equipment from their mentors,
two main things. First of all, they wanted James and Jenny of Sundog Organic Farm,
land North of Edmonton as their children and Denis and Ruth of Vriend’s Organic
attended school in the city. Second of all, Garden.
they were looking for good soil to grow
their crops. Part of the land has been sold off, some
of it is rented, and the remainder 25
Eric and Ruby didn’t use the internet or a acres they use for growing mixed organic
realtor to find their land. They wanted to vegetables sold through local markets and
get to know their land as close as possible the like. For the past few years, the Chens
so they drove around in rural areas just have also been on the lookout for another
North of Edmonton, looking for land for piece of land in the area to expand their
sale that met their needs. Within no time, operations. 27HELPFUL TO ACHIEVING YOUR HARMFUL TO ACHIEVING YOUR
I D E A L FA R M V I S I O N I D E A L FA R M V I S I O N
ST R E N GT H S WEAKNESS
C|G ood microclimate, wind shelter, growing zone, C |Microclimate, wind protection, growing zone,
I N T E R N A L O R E X I ST I N G AT T R I B U T E S O F T H E L A N D
frost free days, weather frost free days, rain shadow
G | Good topography, slope orientation, view, frost G |Steep land, bad orientation, boggy, solonetzic
drainage, subsoils subsoil, contaminated subsoil
WITHIN THE PROPERTY BOUNDARY
W|R ain, creek, spring, well, irrigation, ponds, W |Salty groundwater, no catchment, poor quality
tanks, automatic livestock drinkers, gravity and quantity, not suitable for livestock
water A | No property security, no space to turn
A | Pavement, extensive farm tracks, animal equipment around, no/poor existing farm
laneways, yard design, good parking tracks
ST |Storage buildings, power, utilities, dwellings, ST | No or poor storage, or livestock structures
heated shop, barns, well maintained need repair immediately, no dwelling
FE |Suitable fencing, well built and maintained FE | P oor fencing, need repair immediately, no
FL |Existing genetics, good diversity, good corrals/handling facilities
historical yields FL |Poor existing genetics, crop disease/pests,
FA |Existing genetics, existing predator/pest noxious plants, no yield history
protection, good diversity FA |No existing genetics, overstocked, poor
B |Complementary to exisitng business model, existing predator/pest protection
direct marketing existing farm products B | Incompatible business models with existing
T | Good existing equipment, sharing capital farmers, land is not certified organic
expenses with existing farmers T |No equipment and capital, no cell service, no
S | Excellent soil, on-farm composting program, internet
existing livestock for manure for gardens/cops S |Poor soil health, erosion, compaction, bare soil,
pesticide residues, rocky soil
O P P O RT U N I T I E S T H R E AT S
NEIGHBOURS, COMMUNITY AND/OR BIOREGION
C | Grazing neighbour’s weather damaged crops, C | Hail, chinooks, tornado, frost, smog, fire,
E X T E R N A L O R F U T U R E AT T R I B U T E S O F T H E
better adapting business to climate drought, storms, noise, dust, pesticide drift
G | Easy Land Use Bylaw, helpful neighbours, G|S trict Land Use Bylaw, difficult neighbours,
active community, flexible land lord isolated community
W|E asy access to water rights to creek, seasonal W|F lood plain, drought, expensive water rights,
runoff to be captured in dam/dugout spring drying up
A | Highway frontage for market booth, farmers A|H igh local theft, snow drifting, road bans/
are open to workshops/on-farm markets restrictions, long distance to pavement
ST |Repurposing existing structures, renting ST | N o local trades, restrictive building
neighbour’s structures, good local trades regulations, expensive local materials, fires
FE | C ost sharing fences with neighbour, FE | N o predator/pest protection fencing, poor
repurposing existing fencing, grants for fences on neighbour’s land
fencing FL | L ocal crop pests/disease spreading, cross
FL |Heritage seed suppliers, increase pasture pollination, local GMO crops
diversity, local food/crop wastes FA |Predators very active in the area, pests and
FA | Custom grazing neighbour’s livestock, disease spreading, local feed lot
integrating new complimentary livestock B|C ompetitors, distance to market, no customer
species base, saturated market, regulations
B|E xisting customers, no competitors, potential to T|P ower/utility supply won’t allow future
expand, local mentors expansion, no local farm stores
T | Renting neighbour’s equipment, local rental S |Future salinization problems from irrigation,
shop, local farm store, grants pesticide runoff from neighbour
S | Free compost/manure from community/
neighbour
CLIMATE | GEOGRAPHY | WATER | ACCESS | STRUCTURE | FENCES | FLORA | FAUNA | BUSINESS | TECHNOLOGY | SOIL
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