Seller Documents · Alberta and BC
Alberta and BC use different documents to confirm property boundaries in a home sale. The rules differ by province, by property type, and by what your buyer’s lender requires.
What is the difference between a Real Property Report and a survey certificate?
A Real Property Report (RPR) is a legal document prepared by a licensed Alberta Land Surveyor that shows property boundaries, the location of all structures on the lot, and any registered encumbrances. It is required for most Alberta residential sales. A survey certificate serves the same purpose in British Columbia: it confirms legal boundaries and the location of improvements on a property. In BC, a survey certificate is not mandatory to sell but is frequently requested by buyers and lenders. Both documents are prepared by licensed surveyors and serve as the authoritative record of what sits where on a property.
01 Alberta
A Real Property Report is a legal survey document prepared by a licensed Alberta Land Surveyor. It confirms the boundaries of a property and shows the location of all structures and improvements on that lot relative to those boundaries. It identifies encroachments, easements, and any discrepancies between what is physically on the property and what is registered on title.
An RPR is required for most Alberta residential sales involving detached homes and bareland condos. It is not required for conventional condos. Order your RPR as early as possible in the selling process. It is the most common cause of closing delays in Alberta transactions. If your existing RPR predates any additions, fences, decks, or other improvements to the property, it must be updated before closing. See the full Alberta seller paperwork checklist.
02 Alberta Decision
Work through the questions below in order. Stop at the first answer that applies to your property.
Is it a conventional condo?
No RPR required. Conventional condo sales in Alberta do not require a Real Property Report. You will need condo documents instead. See the Alberta condo documents guide.
Is it a detached home or bareland condo with no RPR on file?
RPR required. Order one from a licensed Alberta Land Surveyor as soon as possible. Do not wait until you have an accepted offer.
Do you have an existing RPR but made improvements since it was completed?
RPR update required. Any addition, fence, deck, garage, shed, or other improvement built after the RPR was completed means the document is no longer current. Your lawyer will confirm whether the existing RPR is acceptable.
Do you have an existing RPR and no improvements have been made since?
Your RPR is likely still valid. Confirm with your lawyer before listing. They will advise whether a statutory declaration of no change is sufficient or whether an updated survey is needed.
03 British Columbia
A survey certificate in British Columbia is a professional document that confirms the legal boundaries of a property and shows the location of all buildings and improvements on that lot. It shows the property boundary lines together with the building footprint within those lines, and identifies encroachments, easements, rights-of-way, covenants, and registered charges affecting the property.
Unlike Alberta, BC does not require sellers to provide a survey certificate as a condition of sale. However, buyers frequently request one, and mortgage lenders sometimes require it as part of the approval process. In some cases, a lender will accept title insurance in lieu of a survey certificate. In others, they will require both. Confirm what your buyer’s lender needs early in the transaction so there are no delays.
04 BC Decision
It depends on three factors. Work through each in order.
Does the buyer’s lender require it?
If yes, you will need to provide one or confirm the lender will accept title insurance instead. This is the most common trigger for a BC survey certificate requirement.
Does the buyer request one?
Buyers can request an existing survey certificate as part of the offer conditions. If you have one on file, providing it with a statutory declaration confirming no changes is often sufficient.
Do you have an existing certificate?
If you have an existing survey certificate and no improvements have been made since it was completed, a statutory declaration from the seller confirming no changes is often accepted in lieu of a new survey.
No certificate and one is needed?
Engage a licensed BC land surveyor. Cost is determined on a project-by-project basis depending on lot size, location, and complexity.
05 Side by Side
Real Property Report
Alberta
Survey Certificate
British Columbia
Mandatory to sell?
Yes, for detached and bareland condo
No, but frequently requested
Prepared by
Licensed Alberta Land Surveyor
Licensed BC Land Surveyor
Condo exemption?
Yes, conventional condos exempt
Not applicable, never mandatory
Title insurance substitute?
No, RPR is required regardless
Sometimes, lender-dependent
Typical cost
$1,000 to $2,500 depending on lot and complexity
Project-by-project basis
06 Title Insurance
Title insurance protects lenders and buyers against certain risks associated with a property title: encroachments, fraud, errors in public records, and other defects that are not visible in a standard title search. In BC, some lenders will accept a title insurance policy in place of a survey certificate. Others require both.
In Alberta, title insurance does not replace the requirement for a Real Property Report. Both may be required. Your lawyer handles title insurance as part of the closing process. Confirm the requirements with your lawyer and your buyer’s lawyer early so nothing delays the transaction at closing.
Common Questions
A Real Property Report is the Alberta document and a survey certificate is the BC equivalent. Both confirm property boundaries and the location of improvements on a lot. The key difference is that an RPR is mandatory for most Alberta residential sales, while a survey certificate is not legally required in BC but is commonly requested by buyers and lenders.
A new RPR in Alberta typically costs between $1,000 and $2,500 depending on lot size, property complexity, and the surveyor. An update to an existing RPR is generally less expensive than a new survey. Order early, as turnaround times vary and delays are common when sellers wait until after an offer is accepted.
Survey certificate costs in BC are determined on a project-by-project basis and depend on lot size, location, terrain, and complexity. Contact a licensed BC Land Surveyor for a quote specific to your property.
No. Title insurance does not replace the requirement for a Real Property Report in Alberta. An RPR is required for most detached home and bareland condo sales regardless of whether title insurance is in place. Your lawyer will confirm what is required for your specific transaction.
Turnaround time varies by surveyor and season. Allow two to four weeks for a new RPR in normal conditions. During busy spring and summer markets, timelines extend. Order as soon as you decide to sell, not after you accept an offer. The RPR is the most common cause of closing delays in Alberta transactions.
Not necessarily. If no improvements have been made to the property since the existing RPR was completed, your lawyer may accept it along with a statutory declaration confirming no changes. If any additions, fences, decks, garages, or other structures were built after the RPR date, an updated survey is required. Confirm with your lawyer before listing.
This guide provides general information about survey document requirements in Alberta and British Columbia. Requirements vary by property type, lender, and individual transaction. Consult a licensed real estate lawyer before listing your home.
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