Understanding Real Property Report (RPR)

A Real Property Report is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries. It takes the form of a plan or illustration of the various physical features of the property, including a written statement detailing the surveyor’s opinions or concerns.

It can be relied upon by the buyer, the seller, the lender and the municipality as an accurate representation of the improvements on your property.
  • Legal Description of property and municipal address (A)
  • Dimensions and directions of all property boundaries (B)
  • Designation of adjacent properties, roads, lanes, etc (C)
  • Location and description of all relevant improvements situated on the property together with dimensions and distances from the property boundaries (D); for a list of the improvements which must be shown, refer to Part D, Section 8.5 of the ALSA's Manual of Standard Practice.
  • Other significant improvements (E)
  • Right-of-way or easements as noted on the title to the property at the date of survey (F)
  • Location and dimension of any visible encroachments onto, or off of, the property (G)
  • A duly signed certification and opinion by an Alberta Land Surveyor (H)
  • Copyright (I)
  • Permit Stamp (J) (where applicable)
  • A municipality may request additional information

Property Owners, to be informed of:

  • The locations of improvements within the property boundaries,

  • Any encroachments from adjacent properties, and

  • Property compliance with municipal requirements

Property Sellers (vendors), to provide:

  • Protection from potential future legal liabilities resulting from problems related to property boundaries and improvements.

Property Purchasers, to be informed of:

  • The boundary and improvement locations on the property, and

  • Any problems relating to the property boundaries.

Municipalities, to assist them:

  • In determining compliance with bylaws and fire codes, and

  • In the planning and development process.

Mortgage Lenders, to be informed of:

  • Conformance of improvements with municipal bylaws, and

  • Problems that may have to be resolved prior to registration of the mortgage

Realtors, to:

  • Provide a visual representation of the property for sale,

  • Meet requirements of the real estate listing/purchase contract, and

  • Have information to avoid delays in completing property transactions when a Real Property Report is arranged early in the sales process.

  • With a Real Property report, owners are aware of any boundary problems. They know whether their new home is too close to the property line, or part of their garage is on their neighbour’s land, or vice versa.  Since legal complications may occur if a sold property fails to meet requirements, a Real Property Report protects the seller.
  • A Real Property Report is necessary to determine compliance with municipal bylaws.  A municipality reviews and endorses the Real Property Report and indicates if the improvements meet the requirements of the local bylaws. The property owner can then resolve any outstanding issues identified by the municipality. Early preparation of a Real Property Report significantly speeds up the process of selling a property.
  • The Real Property Report is a “snap shot” of the property on the date of the survey.  Any changes are often made to improvements on a property or adjoining properties. These may be new or modified fences, decks, driveways, garages or other features. Only an updated Real Property Report can show their location relative to property boundaries. 

Changes to your title will also be shown.
  • A registered Alberta Land Surveyor is the only individual who can legally prepare a Real Property Report. 
  • A valid Real Property Report must bear the original signature and permit stamp of the Alberta Land Surveyor. 

I didn't make any changes since I've brought my home, can I just update an existing Real Property Report?

Contact the Alberta Land Surveyor who did the original Real Property Report. The Alberta Land Surveyors' Association does not have records of who did any individual Real Property Reports.

In preparing a Real Property Report, an Alberta Land Surveyor will:

  1. Search the title of the subject property.
  2. Search all pertinent encumbrances registered against the title of the subject property.
  3. Search all plans related to the location of boundaries of the subject property.
  4. Perform a field survey to determine the dimensions of the property and location of improvements.  It will be necessary for the Alberta Land Surveyor to access property markers on the subject and nearby properties.
  5. Prepare a plan (diagram) reflecting the results of the field survey and title research.
The Alberta Land Surveyor's Real Property Report is reviewed by a development officer to see if it meets the current Zoning Bylaw regulations and that development permits have been issued for all buildings and structures shown.

Obtaining Compliance from City of Edmonton

The Real Property Report (RPR) must be prepared and signed by a Certified Alberta Land Surveyor. The RPR must show:
  1. All existing buildings and structures on the property, including fences and sheds
  2. The distances from existing buildings and structures to property lines
  3. The date of the survey
  4. The address and legal description of the property, and
  5. It also must be stamped with the surveyor's seal
  6. If everything complies with the current Zoning Bylaw and if all of the buildings and/or structures shown on the Real Property Report have the required permits, the Compliance Certificate Report will indicate that everything complies.

Nonconforming Structures

If the buildings and/or structures on a property have permits according to a prior Zoning Bylaw requirement, but fail to meet the current Zoning Bylaw requirements, the applicant will receive a Compliance Certificate Report indicating that their buildings and/or structures are nonconforming.  In this situation, the appropriate permits are in place and no further action is required.

Correcting Identified Issues

If the appropriate permits or encroachment agreements for some of the structures have not been applied for, the applicant will receive a report indicating what the issue is and what actions the applicant must take to correct the issue. (for example, apply for an encroachment agreement, remove the structure, apply for permits, et cetera).


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