The easiest and cheapest way to get a Real Property Report in Alberta is to utilize the one you have or contact the original land surveyor who created the first report and request an update.
You may also hire a certified Alberta Land Surveyor.
Below is everything you need to know about Real Property Reports in Alberta.
Quick take
What you need to know:
- To obtain a Real Property Report in Alberta, you must employ a registered land surveyor.
- You may find a registered land surveyor here.
- Apply for a Real Property Report online here with an Alberta Land Surveyor. (Edmonton, Calgary, Red Deer, Alberta Land Surveyors Association)
- A Real Property Report contains a visual representation of the property.
- A Real Property Report must include all improvements (structures) on the property.
- A Real Property Report is only recognized if prepared by a certified land surveyor.
- You may hire a real estate attorney to facilitate this process for you.
What is a Real Property Report, and why do you need it?
“Real Property Report” refers to a legal document that surveyors create to define boundaries and visually represent property improvements. That means -it tells you where the property line begins and where it ends. And it also details structures and improvements made on the property. An improvement includes the house, garage, deck(s), hot tub, fences, walkways and sheds.
If you are purchasing property in Alberta via a mortgage, your lender will require a current Real Property Report and compliance certificate.
Why do you need a Real Property Report in Alberta?
You need an updated Real Property Report because:
- Your lender may require it as part of the sale process.
- The document can identify any encroachments, lack of permits or structures which may need to be relocated before you purchase the property.
- Getting a Real Property Report early expedites the sale process.
- The document depicts property boundaries and improvements made.
- A Real Property Report helps determine compliance with by-laws, fire-codes, and it helps the municipality plan / develop the area.
Why do property sellers need Real Property Reports in Alberta?
A Real Property Report contains improvements made to the property and can identify any existing problems. This information is vital because the purchaser knows exactly what they are getting. The document also protects the seller from liability.
Remember, if the buyer is unaware of an existing hazard or costly repairs at the time of sale, they may have grounds to sue the seller. So, if you intend to buy or sell a home in Alberta, it is in your best interest to acquire a Real Property Report.
How to get a Real Property Report in Alberta
If no improvements have been made to the property, you may contact the land surveyor who wrote the first report and request an update. Find the contact information in the first Real Property Report or hire a surveyor. Your REALTOR® may also assist you in getting one, or you may work with a lawyer. If you are unable to acquire an updated real property report, then you must contact a registered Alberta land surveyor.
Do you need a lawyer when purchasing property in Alberta?
Alberta laws do not require you to have a lawyer when purchasing a property. However, given the cost of buying land or property and the number of legal documents you must acquire, you should consider working with a lawyer, especially if it is your first time buying land or a home.
What does a valid Real Property Report contain?
Identifying Features Removed
When you get a Real Property Report, it should contain all the following:
- A description of the property and an address.
- The date the Real Property Report was completed and land title search.
- Number and names of the registered owners and a land title.
- Locations of all dwellings and structures on the land, including distances from each other, property boundaries, fences, and dimensions.
- Adjacent roads, properties, or other structures.
- Existing problems, such as encroachment or structures that are too close to the boundaries.
- Evidence of compliance with municipal codes and by-laws (the document should contain a municipal stamp to show compliance with by-laws and municipal codes).
- Easements that affect the property (any agreement made by the property owner and other parties to utilize the land).
- The surveyor’s opinion on any issues of concern.
- The surveyor’s name, signature, and contact information.
How much does a Real Property Report cost in Alberta?
The factors that determine the cost of a Real Property Report in Alberta are:
(1) The size of the property.
(2) The surveyor’s charges.
Consequently, the larger the property, the more it is likely to cost. Although, on average, getting a Real Property Report is anywhere from $400 to $600, it may cost you more if you need to expedite the process.
Other factors that may impact the cost of acquiring a Real Property Report in Alberta include:
- Title searches (current/historical).
- Application fees, endorsement fees, searching fees, and other fees.
- The cost of travel and accommodation if it is in a remote location.
Note: Getting an RPR can help you save money on closing. Check out this article to view other ways to cut down on closing costs.
How to apply for a Real Property Report in Alberta
Starting last year, the city of Calgary and surrounding areas no longer stamp paper copies of Real Property Reports.
A Real Property Report can only be updated by an Alberta land surveyor, and they must also sign and date it. A municipality is unable to provide reports because of copyright and privacy laws.
What is a certificate of compliance, and why do you need one?
As the name suggests, a compliance certificate is a document issued by the municipality which confirms that the locations of buildings or structures on the land comply with municipal code and by-laws. The document is unenforceable, and your lender requires it to approve your investment.
What to remember:
- Real estate purchase contracts in Alberta require a certificate of compliance.
- Your lender may require a certificate of compliance to approve funding.
Is a Real Property Report required in Alberta?
Yes. As mentioned, your lender requires a Real Property Report to approve funding. But the city or municipality does not require one because land or property sale is a private transaction.
Buyers need Real Property Reports because it tells you all you need to know about the land, including encroachment, compliance, boundaries, and structures on the land. Having one can help you avoid disputes with the neighbours.
How long does it take to get a Real Property Report in Alberta?
It usually takes one to two weeks to get a Real Property Report in Alberta; however, you may expedite the process by paying a little more. We recommend consulting with a registered property surveyor.
What are the benefits of a Real Property Report?
If you are selling land or property in Alberta, the benefits of getting a Real Property Report include:
- You can address compliance issues before the sale (smoother sale).
- A Real Property Report can help you avoid legal action because the buyer knows exactly what they are getting.
- Helps clear boundary or encroachment issues to avoid neighbourly disputes.
- A Real Property Report contains a map of all structures and buildings on the property.
If you are buying property in Alberta, a Real Property Report is beneficial in that:
- You can identify problems and encroachment issues before the sale is finalized.
- You know exactly what you are getting and the improvements that need to be made.
- A Real Property Report contains the physical dimensions of the property and structures and locations of all structures on the property.
- Your lender may require a Real Property Report to approve funding.
- The report contains boundary information.
Is it a must to get a Real Property Report if one exists?
If you have not made any improvements to the land, or if you have a recent Real Property Report that accurately depicts the property, you may sign an affidavit or statutory declaration stating that the report is accurate and no improvements or changes have been made to the property.
In other words, if you have added a new structure or made improvements to the property since the last survey, you need a Real Property Report.
To update your Real Property Report. Contact the surveyor who created the existing report or hire a property surveyor.
Tips on how to choose a property surveyor in Alberta
To avoid potential errors in your report, you should look for:
- An experienced surveyor – who is efficient and familiar with local codes, zoning laws, and by-laws.
- The surveyor should be registered with Alberta’s Land Surveyors Association. We recommend choosing local.
How long is a Real Property Report valid?
A Real Property Report is valid until you make changes or improvements to the property. That means if you add a new swimming pool, driveway, or other features and structures, then you will need a Real Property Report.
How to prepare a Real Property Report in Alberta
Usually, preparing a Real Property Report is a five-step process that involves:
- A title search.
- Search for all disputes filed by third parties that may impact the transferability of the property or restrict the use of the property.
- Search for all plans related to the boundaries and location of the property.
- The surveyor conducts a field survey to determine the dimensions of the property and the location of improvements.
- The surveyor prepares a visual depiction of the property (map).
- Send to your local municipality for a letter of compliance.
