Buying or Selling a Home During Wildfire Season in British Columbia

What Every Buyer and Seller Should Know

Wildfires are an unfortunate reality of living in British Columbia.

Every summer, communities across the province face varying degrees of wildfire activity. Some areas experience smoky skies, while others may be affected by evacuation alerts, road closures, or, in the most devastating cases, the loss of homes and property.

While the immediate priority is always the safety of people, first responders, and the communities impacted, life doesn’t simply stop. Families still relocate for work, military postings continue, retirement plans move forward, accepted offers still have contractual closing dates, and many buyers and sellers find themselves wondering how wildfire season may affect one of the largest financial decisions they’ll ever make.

If you’ve found yourself asking questions like:

• Can I still buy a home if there’s a wildfire nearby?
• Can I sell my home if my community is under an evacuation alert?
• Will my mortgage still fund?
• Can my insurance company refuse coverage?
• What happens if the property is damaged before I take possession?
• Could my closing date be delayed?

You’re certainly not alone.

These are questions we’re hearing more frequently across Kelowna, the Okanagan, and throughout British Columbia. Unfortunately, finding straightforward answers isn’t always easy. Information is often scattered across government websites, insurance providers, lenders, legal resources, and emergency management agencies, leaving buyers and sellers trying to piece everything together during an already stressful time.

Our goal is to simplify that process.

This article provides an overview of the most common questions surrounding real estate transactions during wildfire season. Over the coming weeks, we’ll continue expanding this guide with more in-depth resources covering each topic in greater detail.

Quick Answers

Before diving deeper, here are answers to some of the questions we hear most often.

Every situation is unique, so these answers should be viewed as general guidance rather than legal, financial, or insurance advice.

Can You Still Buy or Sell a Home During a Wildfire?

The short answer is yes.

Contrary to what many people assume, the real estate market does not shut down because wildfire activity is occurring somewhere in British Columbia.

Homes continue to be listed, buyers continue viewing properties, offers are accepted, financing proceeds, and lawyers continue closing transactions every day.

However, wildfire activity can introduce additional considerations depending on where the property is located and whether emergency orders affect access or safety.

Coming Soon: Buying and Selling Homes During Active Wildfire Events: A Complete Guide

Understanding Evacuation Alerts and Evacuation Orders

One of the biggest misconceptions is that an evacuation alert and an evacuation order mean the same thing.

They don’t.

An evacuation alert means residents should be prepared to leave if conditions worsen.

An evacuation order requires residents to leave immediately for their safety.

The difference can significantly affect property access, inspections, moving plans, and possession dates.

Understanding what each designation means is an important part of navigating a real estate transaction during wildfire season.

Read Now: Real Questions We’re Hearing From Buyers and Sellers Across the Okanagan

How Wildfires Can Affect Insurance

Insurance becomes one of the most important pieces of any real estate transaction during wildfire season.

Buyers should never assume coverage is automatic, and sellers should understand how existing insurance policies continue to protect their property until completion.

Questions surrounding replacement cost, policy activation dates, deductibles, and insurability often become more important when wildfire activity is nearby.

Speaking with your insurance provider early in the buying process can help avoid surprises later.

Coming Soon: Home Insurance and Wildfires: What Every Buyer Should Know Before Closing

Mortgage Funding During Wildfire Season

Most mortgages continue to fund exactly as planned.

However, lenders also need confidence that the property remains insurable and accessible before releasing funds.

Depending on the circumstances, additional documentation or confirmation may occasionally be required.

Maintaining communication with your mortgage broker or lender throughout the transaction helps ensure any questions are addressed as early as possible.

Coming Soon: Can Wildfires Delay Your Mortgage? Understanding Lender Requirements

Inspections, Appraisals, and Property Access

Home inspectors, appraisers, contractors, photographers, and movers all need safe access to a property.

If emergency restrictions prevent access, appointments may need to be rescheduled until conditions improve.

Fortunately, most of these situations can be managed through good communication between everyone involved in the transaction.

Coming Soon: What Happens When Inspectors or Appraisers Can’t Access a Property?

What Happens if a Property Is Damaged Before Closing?

This is understandably one of the biggest concerns for buyers.

Fortunately, real estate contracts, insurance policies, and legal processes already anticipate situations where unexpected events occur before possession.

The appropriate response depends on the circumstances, the extent of any damage, and the terms of the purchase agreement.

If a property is directly impacted, it’s important to work closely with your REALTOR®, lawyer, lender, and insurance provider to understand the options available.

Coming Soon: What Happens if a Home Is Damaged Before Possession?

Questions Buyers Should Be Asking

If you’re purchasing during wildfire season, consider asking:

• Is the property currently affected by an evacuation alert or order?
• Have there been any recent insurance claims related to wildfire or smoke?
• Is my insurance coverage confirmed before possession?
• Has my lender requested any additional documentation?
• Are inspections and appraisals complete?
• Is there anything that could delay closing?

Being proactive can prevent unnecessary stress later in the transaction

Questions Sellers Should Be Prepared to Answer

Sellers can help buyers feel more confident by being prepared to discuss:

• Current property access.
• Any evacuation alerts or orders affecting the property.
• Known wildfire or smoke impacts, if applicable.
• Insurance claims or restoration work.
• Any anticipated delays that could affect closing.

Clear communication builds confidence and helps transactions move forward more smoothly.

Additional Wildfire Real Estate Resources

We’re continuing to expand this resource centre with practical guidance for buyers and sellers across British Columbia.

Upcoming articles include:

• Buying and Selling Homes During Active Wildfire Events
• Evacuation Alerts vs. Evacuation Orders for Homeowners
• Home Insurance During Wildfire Season
• Can Wildfires Delay Your Mortgage?
• What Happens if a Property Is Damaged Before Closing?
• Smoke Damage vs. Fire Damage: What Buyers Should Know
• Wildfire Season Checklists for Buyers and Sellers

Be sure to check back as we continue adding new resources.

Wildfires create uncertainty, and uncertainty naturally leads to questions.

While every situation is different, understanding how wildfire season can affect insurance, financing, inspections, property access, and closing timelines allows buyers and sellers to make informed decisions rather than reacting to headlines alone.

The best advice is simple: stay informed, communicate early with your real estate professionals, lender, lawyer, and insurance provider, and don’t hesitate to ask questions.

A well-informed buyer or seller is almost always in the strongest position, regardless of what wildfire season brings.

Please get in touch with us if you have immediate questions that we can help with!

FAQ

Can I buy a home during wildfire season in British Columbia?

Yes. In most cases, real estate transactions continue during wildfire season unless the property is directly affected by evacuation orders, access restrictions, or damage.

Can wildfire smoke delay my home purchase?

Smoke alone doesn’t necessarily delay a transaction, but reduced visibility, safety concerns, or restricted property access may affect inspections or appraisals.

Can an evacuation order delay closing?

It can. If buyers, sellers, inspectors, lawyers, or movers cannot safely access the property, closing timelines may need to be adjusted depending on the circumstances.

Should I arrange home insurance before removing conditions?

Yes. Buyers should always confirm they can obtain suitable insurance before completing their purchase, particularly during wildfire season.

Where can I learn more?

This guide is the first in our Wildfire Real Estate Resource Series. We’ll continue adding detailed articles covering insurance, mortgages, inspections, contracts, and practical advice for buyers and sellers throughout British Columbia.