Thinking of purchasing a rural property in regional Western Australia?
No doubt you are doing lots of research to help you make your decisions. In the excitement of checking prices, location and access to community services, there are other considerations about owning a property that can sometimes be overlooked.
Before buying any property, carry out a thorough notification on title check — is there an easement agreement, are all services (power, water, access and telephone) in place, are there any carbon, conservation, heritage or other caveats or covenants on the property?
It is important to be fully aware of the responsibilities and commitments required and the ramifications if these are not met.
The following information outlines points to consider as part of your research, before buying land in rural Western Australia.
Realistic expectations
Rural Western Australia offers a quality of life many people find hard to resist. At the same time, it is important to think about some of the realities of life in a rural area before buying and living on a rural property. Although the property you wish to buy might look peaceful, remember that farming is an industry and surrounding farmers are running a business.
If you are moving from the city or a major rural town make sure you’re prepared to be part of the rural community or consider whether you prefer solitude. Are you looking to belong to a group to share knowledge and resources?
It is important to know what you want from owning a small landholding and to clearly and honestly assess your expectations. Carry out realistic research. Perhaps engaging a consultant will assist your decision making.
It is important to recognise that isolation and stress are some of the risks of moving from an urban environment.
Responsibilities of Western Australian landholders
Landholders have many responsibilities and legal obligations to consider.
The Federal Government makes laws about taxation, trade and commerce and quarantine.
State Government laws govern native vegetation, water, health, animal welfare, livestock identification and movement, stock diseases, planning, environment protection, movement of plant materials, noxious weeds and vermin.
Local Government laws govern planning, buildings and improvements, health and neighbourhood disputes. Maintaining health and welfare of your animals, responsible chemical use and farm safety are important requirements. Land managers also need to protect water resources, control pest animals, eradicate noxious weeds, conserve soil and avoid contributing to land degradation. These laws are important to ensure long-term healthy and productive land. Abiding by them also helps build friendly communities. In addition to regulations there are industry-based codes of practice administered by local and state government staff.
Rural property types
People buy rural properties for many reasons, including those listed below. It is wise to refer to your local government to ensure zoning of any potential property is appropriate for the intended use.
Local government town planning categories include general agriculture; rural small holding, and rural residential. Note that the size of a landholding does not necessarily indicate its zoning and subsequent landuses.
Retreat is a place of relaxation, somewhere to escape city/busy life/work and may include a few livestock and/or a vegetable patch as a hobby, as visits to this type of property can be irregular at times. Potential retreat buyers should look for small blocks close to home so driving time is minimised.
Weekender suits a buyer looking for somewhere to ride a motorbike, go fishing or rest and may also include some livestock and/or a vegetable patch.
Working farm is a dual recreational/commercial operation, so factors such as good soil fertility, water and access to markets are important, as is the reality that a paid manager or the buyer will have to live on site to oversee the operation. Working farms are usually well established or easily set-up otherwise set-up and production costs can limit cashflow for the first few years.
Hobby farm suits a small number of livestock or a small production area and as the owner is responsible for ensuring livestock are looked after there is often a requirement for someone to oversee the block in the owner’s absence. However, the return and cost risks of a hobby farm are not as great as compared with a working farm.
Conservation block is not really suitable for production or livestock as they often include blocks with natural features and often present risks and costs for owners who have responsibility for fire, erosion, weed and pest management.
Self-sufficient block is more of an appealing ideal than a reality as often only a degree of self-sufficiency is sought. To become truly self-sufficient, the land needs to have similar features to that of a working farm and in many areas the climate may limit what can be produced or grown on-site.
Investment blocks can comprise any of the types listed above and therefore has the associated returns, cost, risks and responsibilities.
Impacts of land use in the area of your proposed property
It is vital to have realistic expectations of rural life and to thoroughly research the use of land surrounding your intended property. Consider the following in your research:
- Odours, noise, dust and smoke are common outputs of legitimate agricultural and other land management activities — expect to experience their impact.
- Before you buy, research and consider the potential impact of industries in the area by gaining an understanding of the farming practices that are part of those industries. Visualise how they may affect you and your property.
- Identify any intensive animal industries, sewerage treatment facilities, processing plants or other high-impact landuses within a several kilometre radius. Get information on prevailing wind directions and assess the likely impact of odours.
- Understand there are no guarantees that the pleasant pastoral or bushland scenes that might exist today around your potential property will remain in the future.
Be realistic about options for managing amenity impacts.
When you have identified the potential impacts from surrounding land uses, consider whether you could take any action on your own property to lessen the impact. These could include:
- Planting windbreaks and vegetative buffers, which can often reduce noise, dust, visual impacts, and sometimes odours — but be realistic about what you can achieve and don’t necessarily rely on action from your neighbours.
- There are not many formal requirements for farmers to minimise the normal impacts arising from legitimate agricultural enterprises they may run. In addition there are few requirements for them to formally notify you of what they intend to do.
How secure are your views?
Many people move to rural areas for the picturesque landscape. Remember:
- the land you look out on may be owned by someone else who has rights to alter how it is used and how it looks
- be prepared for your views to change if you live next to a commercial farming enterprise
- understand the alternative landuses that could be developed on neighbouring land.
Have realistic expectations of travel on rural roads. If you are considering commuting to the city for work, remember, sharing the road in rural areas takes on a whole new meaning:
- understand the road rules that apply to stock movements and stock grazing alongside roads
- be prepared for delays at certain times of the year, due to movement of heavy machinery and wide vehicles
- understand that the onus is on you to give way to livestock
- road surfaces will vary and can be unpredictable
- sharp corners might not always be sign-posted and crests of hills can reduce visibility.
Access to road, water, gas, telephone and electricity services
Rural land does not necessarily have all the services (for example, water, power) connected that you might expect:
- check whether the services you require can be accessed or constructed and the expenses involved
- also check the distance from the service to your preferred home site — it can be very expensive to run power lines from the main supply to your home
- make sure your potential property has appropriate access to the road — it could be that an easement will need to be established through someone else’s land, or there may be other local council controls that restrict where your driveway can connect to the road
- there may be restrictions imposed upon harvesting ground or surface water from the natural environment. A licence to extract water may also be required in these instances and a permit may be required if such extraction involves the creation of a dam in a watercourse.
Be prepared for your land management responsibilities
You will be legally responsible for managing pest plants and animals on your property — be prepared to meet these and other obligations.
Pest control and weed management can be expensive and time-consuming. Your rural neighbours may be able to provide you with advice and assistance regarding pest control.
Do your research before you buy to fully understand the extent of weed and pest infestations and understand that you will have to take responsibility for fire control, including reducing the amount of fuel load around your home, and possibly establishing firebreaks around your boundary.
Care for yourself and legal obligations
In Western Australia, there are laws affecting property management that are important for landholders to be aware of, such as the need to control pest animals, animal welfare, chemical use and weed control.
New landholders also need to manage their property in a way that does not adversely affect commercial agricultural production on neighbouring farms.
For instance, uncontrolled weeds or pest animals can quickly spread and affect pasture and animal production. Domestic dogs that are allowed to wander may kill or maim stock on adjacent properties.
Care for your animals
Many small rural properties run some form of livestock. The range and number varies but a few fundamental issues need to be considered.
You are responsible for the wellbeing and care of your animals. This means you need to take all reasonable actions to ensure their safety and the safety of people coming into contact with them.
Issues you need to consider include animal identification, transportation, fencing, safe handling facilities, as well as the provision of clean fresh water, shelter and of course feed (paddock or supplementary feed).
Care for your land
The Small Landholders in Western Australia page can provide information on how to manage your property to enhance the environment.
This may mean protecting the soil from erosion, improving the native vegetation for biodiversity and maintaining sufficient pasture cover to improve the sustainability of your land. It also involves controlling weeds and pest animals on your land for the care and safety of stock, plants and humans.
Care for your plants
Healthy soils and plants reflect landscape health. Pasture is a common ‘crop’ grown on properties. There are many issues to consider when establishing, maintaining and harvesting pasture.
You may also be interested in controlling pests in orchards or in other traditional crops, such as grains, oilseeds and legumes. Advice is available on our website to help you decide the best plant species and suitable management options for your environment.
10-point checklist
The checklist over the next few pages will help if you are thinking about buying a rural property.
Some of the things you need to consider:
- Why are you buying this property?
- Where do you want this property to be?
- What do you want to do on this property?
- How do you plan to make this happen?
- When are you going to be able to do it?
- Who is going to help you?
Abbreviations and websites referred to in the 10-point checklist
| Abbreviations | Department name | Website |
|---|---|---|
| DAFWA | Department of Agriculture and Food, Western Australia | |
| DER | Department of Environment Regulation | |
| DFES | Department of Fire and Emergency Services | |
| DoH | Department of Health | |
| DPaW | Department of Parks and Wildlife | |
| DoW | Department of Water | |
| LGA | Local Government Authority (Shire) | |
| MRWA | Main Roads Western Australia | |
| WC | Water Corporation | |
| WP | Western Power |
Working through a 10-point checklist can help you decide.
Ask yourself:
| Information source |
|---|---|
| Are the soils and land classes suitable for what you want to do? | DAFWA Agricultural consultant |
| Depending on your plans you may need to consider capital improvements such as fencing, stockyards and fertiliser inputs.
Do you have the funds for this? | Local laws — LGA |
| What fencing and yards are onsite? All boundary fences should be stock-proof and maintained. Fencing costs are a shared responsibility by all adjacent neighbours, except reserves and council land who are not required to share fencing costs. A sturdy fence can keep pest animals and free-ranging livestock off your block. A sound set of yards is required to handle and/or isolate animals for treatment. | Dividing fences Regulations — local government law |
| Are there any restrictions on building a house or shed? | LGA |
| Is there an existing house or shed — are there any maintenance issues that could be expensive? | LGA Builders |
| Information source |
|---|---|
| Restrictions on construction, land use etc. may prevent you from doing what you want or make it difficult to do. | LGA |
| What are your legal obligations in relation to managing the property? | Local Laws — LGA |
| Check availability and cost of power, water and access, and are there rebates for alternative sources to electricity? | MRWA |
| What are phone and internet connection costs and the age and capacity of the lines to the required service? Are there any mobile black spots and is broadband internet via satellite a viable option if you need to work from home? | Telstra Broadband service providers |
| What is the access to the land? Is the access road serviced or sealed? Does the local council place any limits on the property buildings based on access? Is this access via Crown Land road? Are you better off buying that land to get direct access? | LGA |
| What are the waste and effluent regulations? Seek details on the local council regulations for septic tanks and waste management. | LGA DoH |
| Information Source |
|---|---|
| Does existing water supply cater for intended land use? | WC DoW DAFWA |
| Will you be able to access more water if needed? | Water planning consultants |
| What water is needed for drinking, household use, fire control, livestock, vegetation and production? Water quality is an important element given some areas have high levels of nutrients such as salt or calcium, which are fine for livestock but not human consumption. | LGA WC DoH |
| Information source |
|---|---|
| Investigate soil type, (structure/ texture) and general soil health. Do you have access to the results of any soil testing done in the past three years? | DAFWA Vendor |
| What would the stocking rate be? | DAFWA |
| Do you know how much feed and water livestock will need? | DAFWA |
| Do you understand your responsibilities under the Biosecurity and Agriculture Management Act 2007, the Biosecurity and Agriculture Management Regulations 2013 and National Livestock Identification Scheme? | DAFWA |
| Is there a risk of previous chemical contamination that might affect your ability to graze livestock? | DAFWA Vendor DER |
| What is the pasture like? Is it native, naturalised or improved and what is the carrying capacity and cost of maintenance? | DAFWA |
10-point checklist (cont.)
| Information source |
|---|---|
| Check for: | Personal observation |
| Information source |
|---|---|
| Control of declared weeds in particular will be a legal requirement. | DAFWA |
| Do you know what weeds are present? | DAFWA |
| ls the threat close-by, even if not apparent, on the property under consideration? | Neighbours DAFWA |
| Information source |
|---|---|
| Presence of remnant vegetation, wildlife habitat and healthy natural resources can be a significant environmental asset. | Personal observation |
| What do you want to do with this asset? Remember, any works to be carried out with regards to native vegetation require a permit (unless an exemption applies) and this process may be time-consuming if you wish to clear land to grow pasture for stock feed | DER |
| Information source |
|---|---|
| Land use/lifestyle aspirations can be greatly affected by what happens on close neighbouring properties. | Personal observation |
| Will your intended land use have adverse impacts on neighbouring farms and lead to possible conflict? | Neighbours |
| What opportunities and expectations are there in the surrounding community? | Neighbours |
| Would you consider joining rural groups such as the local fire brigade, landcare or other community groups? | Community newspaper |
| Information source |
|---|---|
| Flood-prone land, areas of high fire risk or high drought incidence can have severe impacts on land use and lifestyle choices. | DoW |
| Information source |
|---|---|
| Are contractors available? | Local business directory |
| Who else may be able to help you? | Stock agents |
| Where can you go to learn or increase your skills? | DAFWA |
Help for new landholders managing a small property
DAFWA's website houses information to assist you to manage a small property, whilst caring for the environment and for your plants and animals.
This information can be found by searching Small Landholders in Western Australia and is designed to help new landholders settle into their role as property managers, improve networks with other landholders and also learn about sustainable rural property management.
Webpages provide information on a range of topics including property planning, animal and pasture care, environmental management and how you can be better prepared for natural disasters such as fire and drought.
There are many options to consider regarding what you could grow on your land and how you can manage your property to support a healthy environment. Whether you use your land for your home as part of a rural lifestyle, a weekender, or as a piece of paradise to retire to, there are important legal obligations and responsibilities you need to be aware of.
As a land manager you have to care for your property in a way that protects the land and environment, takes care of the health and safety of your animals and promotes the quality of your crops and pasture. Of course, you also need to look after your own health and safety.
Additional information
General and specific information about many rural activities is available on the internet. For example at the DAFWA Small Landholders in Western Australia webpage.
Agricultural chemical use — Refer to manufacturer’s Material Safety Data Sheet (MSDS) before use. This information is available on the chemical manufacturer’s websites.
Climate — The Bureau of Meteorology (BOM) has comprehensive climate information on areas throughout the state. This is accessible through their websites bom.gov.au.
Contaminated sites — Search the Department of Environment Regulation database to determine if a property is registered as a contaminated site.
Crown land including road sides — Department of Parks and Wildlife, local government authority, Main Roads or Brookfield Rail.
Cultural heritage — Local government authorities have a municipal heritage listing, there is also state and national heritage lists accessible from the National Trust and the Heritage Council of Australia.
Employment law — When employing contractors you must provide insurance and a safe working environment. For some types of work you, or a contractor, are required to show a ‘Blue Card’ — more information from the Department of Commerce.
Farm forestry — There is a variety of farm forestry schemes and carbon off-set benefits from planting trees. Information can be obtained from the Forest Products Commission fpc.wa.gov.au, or Department of Climate Change website climatechange.gov.au. More information is also available from Australian Sandalwood Network sandalwood.org.au or tree planting organisations for example Avongro.
Farm safety — Responsibilities to self, family, visitors, contractors and employees — refer to Farmsafe or Worksafe.
Firearms — Visit your local police station for more information on licensing fees and requirements or the website police.wa.gov.au.
Fire awareness — There are many farm activities which can cause fires, and if the conditions are suitable these can become out-of-control fires and a major catastrophe for the district. Hot exhausts on vehicles being driven through paddocks collect dried grasses, welding and grinding cause sparks to fly and a metal implement scraping across a rock can throw a spark into dry grass. More information can be found at dfes.wa.gov.au.
Fire/bushfire control management — The ranger from your LGA or Department of Fire and Emergency Services.
Flora — Native plant identification and location database florabase.dpaw.wa.gov.au.
Indigenous significance — You can research if there is any indigenous significance on your property at daa.wa.gov.au.
Issues with neighbours — Local laws and refer to good neighbour policy where provided by LGA.
Livestock and pets — Livestock information and regulations are available from DAFWA offices or website. Pet information and regulations refer to your local government.
Local laws — local government websites.
Movement of plants, plant products, used packages and used agricultural machinery into and within Western Australia — Biosecurity information and regulations are available from DAFWA offices or website agric.wa.gov.au and refer to local laws.
Movement of vehicle bans (during bushfire season) — All LGAs in rural areas have a special number with recorded messages advising the local movement of vehicles in paddocks. This number is included in your rate notices, or is available from your LGA. Record this number and keep it close to your telephone or in your contacts database. There are also regular broadcasts over the radio (both commercial and ABC) of movement of vehicle bans during the bushfire season.
Natural Resource Management (NRM) — When making decisions on landuse it is important to consider the long-term sustainability of these practices. The Shared Land Information Platform (SLIP) website has a lot of information regarding soil types, drainage, vegetation, etc for the whole state. The searches can be narrowed down to individual properties or even paddocks.
Pest plants and animals — Biosecurity information and regulations are available from DAFWA offices or website and refer to local laws through the your LGA.
Pollution — To research your responsibilities with regards to contaminated sites contact der.wa.gov.au, if researching processing industry development contact your local government authority and to avoid landfill contamination from used chemical containers recycle through Drummuster. More information is available from your LGA.
Soil — There are many things that affect soil quality including acidity, salinity, acid sulphate, erosion, water repellence, available organic matter and compaction. Information on dealing with these problems can be obtained through DAFWA.
Trees for the farm — What varieties are good as windbreaks, fire retardants or for difficult soil types? More information on this topic can be obtained through DAFWA.
Vehicles — Licensing requirements for tractors, fire units etc can be obtained from Department of Transport transport.wa.gov.au or their local representatives (local government authority). Permit requirements for oversized vehicles through Main Roads Western Australia.
Water — For domestic and stock use, and information on floodplain issues check with the Department of Water website.
Wildlife — Many of our wildlife species are protected. For more information contact Department of Parks and Wildlife. It is also possible to register any remnant vegetation with the Land for Wildlife program.
Who to contact
Useful contacts include:
| Organisation | Address | Phone/Fax | Email/Website |
|---|---|---|---|
| Department of Agriculture | 3 Baron-Hay Court | P: +61 (0)8 9368 3333 | |
| Department of | The Atrium Level 4 | P: +61 (0)8 6467 5000 | |
| Department of Parks and | 17 Dick Perry Avenue | P: +61 (0)8 9219 9000 | |
| Department of Health | 189 Royal Street | P: +61 (0)8 9222 4222 | |
| Department of Aboriginal | Ground Floor 151 Royal | P: +61 (0)8 6551 8004 | |
| Department of Transport | 140 William Street | P: +61 (0)8 6551 6000 | |
| Department of Water | 168 St Georges Terrace | P: +61 (0)8 6364 7600 | |
| Department of Fire and | 20 Stockton Bend | P: +61 (0)8 9395 9300 | |
| Main Roads | Don Aitken Centre | P: 13 81 38 | |
| Real Estate Institute | 215 Hay Street | P: +61 (0)8 9380 8222 | W: reiwa.com.au |
| Water Corporation (WC) | 629 Newcastle Street | F: +61 (0)8 9423 7722 | |
| Western Australian Local | Lv1 170 Railway Parade | P: +61 (0)8 9213 2000 | |
| Western Power (WP) | 363 Wellington Street | P: 13 13 51 | |
| Brookfield Rail | 2–10 Adams Drive | P: +61 (0)8 9212 2800 |