Sell Without An Agent · Alberta Homeowners
A Real Property Report (RPR) confirms the legal boundaries of your property and the location of all structures on it. For most residential sales in Alberta, it is a required document. Ordering it early prevents the most common cause of closing delays in Alberta transactions.
What is a Real Property Report and do I need one to sell in Alberta?
A Real Property Report is a legal document prepared by a licensed Alberta land surveyor that shows the boundaries of your property, the location of all improvements (structures, fences, decks), and their relationship to the property lines and municipal requirements. An RPR is required for most residential sales in Alberta including detached homes and bareland condos. It is not required for conventional condos. Your lawyer advises on whether your existing RPR is current and sufficient for your transaction.
01 What the RPR Shows
A Real Property Report prepared by a licensed Alberta Land Surveyor confirms three things:
Property boundaries
The exact legal boundaries of your lot as registered with Alberta Land Titles. This confirms the size and shape of the land you are selling.
Location of improvements
Where every structure on the property sits relative to the lot lines: the house, garage, sheds, fences, decks, and additions. The surveyor measures their actual location.
Municipal compliance
Whether the improvements comply with municipal setback requirements and bylaws. Structures that encroach on setbacks or neighbouring properties are noted on the RPR. Your municipality stamps the RPR to confirm compliance.
02 When You Need One
Detached homes (required)
An RPR is required for detached single-family homes in most Alberta residential transactions. Buyers typically make the purchase conditional on receiving a current RPR with municipal compliance.
Bareland condos (required)
Bareland condominiums (where the owner holds a titled lot within a condominium plan) require an RPR. The surveyor confirms the boundaries and improvements against the condominium plan.
Conventional condos (not required)
Conventional condominiums (where common areas are shared and the unit owner does not hold title to a lot) do not require an RPR. The condominium plan defines unit boundaries.
When an existing RPR is sufficient
Your existing RPR may be acceptable if no improvements have been made since it was prepared and the municipality accepts it as current. Your lawyer confirms this. If additions, fences, decks, or other improvements were completed after the RPR date, a new or updated survey is required.
03 Ordering Your RPR
An RPR is prepared by a licensed Alberta land surveyor. The process takes two to four weeks in normal conditions. In busy seasons, wait times can extend to six to eight weeks or longer.
Order your RPR before listing, not after accepting an offer. A buyer who receives a conditional offer with an RPR condition will want the document within their condition period. If the RPR is not ready in time, you risk losing the transaction or having to extend conditions.
Typical RPR cost: $500 to $1,500 depending on property complexity, whether a fence or deck was added since the last survey, and surveyor rates in your area. Bōde’s Pro Marketplace lists vetted land surveying firms in Alberta.
Common Questions
Two to four weeks is typical in normal conditions. During busy seasons (spring and fall) it can take six to eight weeks. Order your RPR before listing so you have it ready when a buyer requires it.
If improvements have been made to the property since the RPR was prepared (new deck, fence, garage, addition), the RPR needs to be updated. Your lawyer confirms whether your existing RPR is current and sufficient. An updated RPR is typically less expensive than a full new survey.
The seller pays for the RPR. It is your responsibility to provide a current RPR with municipal compliance stamp as part of the sale. The cost ($500 to $1,500) is typically paid out of the proceeds of the sale at closing.
After the surveyor prepares the RPR showing the location of improvements, you take it to the municipality for a compliance stamp. The municipality reviews the document and stamps it to confirm that the improvements comply with current bylaws and setback requirements. Both documents together (the RPR and the compliance stamp) are required for most Alberta residential transactions.
Conventional condos (where you own a unit but share common areas) do not require an RPR. Bareland condos (where you hold title to a specific lot within a condominium plan) do require one. If you are unsure which type you own, check your title documents or ask your lawyer.
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