Real Property Reports

What is a Real Property Report (RPR)?

A Real Property Report (RPR) is an official document that details the boundaries, dimensions, rights-of-way, easements, and visible improvements on a specific piece of land. Think of it as a detailed, professionally prepared "snapshot" of the property. It's not a survey in the strictest sense, though a survey is usually part of creating one - see below, but it relies heavily on survey data. It's prepared by a licensed Alberta Land Surveyor.

Why Do You Need an RPR?

A Real Property Report can help identify potential issues when selling a property. RPRs protect property sellers by minimizing the risk of future legal disputes regarding property boundaries and protect property buyers with a clear understanding of what they're purchasing.

• Real Estate Transactions: The primary reason people obtain an RPR is when buying or selling property. A real estate agent or lawyer will almost always require a current RPR to close a deal. It provides assurance to the buyer and the lender about the property's boundaries and any potential issues.
• Mortgage Financing: Lenders require an RPR to verify the property's boundaries and ensure there are no title issues that could affect their security interest.
• Adding or Removing Structures: If you're building a new structure (house, garage, addition) or removing an existing one, you may need an RPR to demonstrate compliance with zoning regulations and property lines.
• Subdividing Property: If you're planning to divide a property into smaller lots, an RPR is essential.
• Boundary Disputes: An RPR can help resolve disagreements with neighbors about property lines, though a Property & Fence Line Survey may be more appropriate in some circumstances.
• Title Insurance: An RPR is a key component in getting title insurance.

What Does an RPR Show?

A typical RPR includes:

• Property Boundaries: Precise measurements and locations of the property lines; this is the foundation of the report.
• Dimensions & Area: The overall size (area) of the property, as well as the dimensions of each boundary line.
• Buildings & Improvements: The location and dimensions of all buildings (houses, garages, sheds, etc.) and other improvements on the land (fences, decks, patios, pools, driveways). It shows how these structures relate to the property boundaries. It notes the type of construction (e.g., wood frame, concrete).
• Easements & Rights-of-Way: Any legal rights granted to others to use a portion of your land (e.g., utility companies having the right to run power lines, a neighbor having a right to drive across your property).
• Restrictive Covenants & Other Encumbrances: Any legal restrictions on what you can do with the land (e.g., restrictions on building height, types of fences allowed).
• Overhangs: Shows if any buildings or structures encroach onto neighboring properties, or if neighboring structures overhang your property. This is a very important item, and a common reason for delays or issues in real estate transactions.
• Protrusions: Similar to overhangs, but refers to items protruding from the property.
• Location of Services: The location of visible utilities (e.g., gas, electrical, water, sewer lines) on the property. Note: This is often visible services only. Underground services may not be shown unless they are specifically located.
• North Arrow, Scale & Legend: Essential for understanding the diagram.
• Certificate of Title information: Basic information from the land title.

How is an RPR Created?

The work to craft an RPR involves a series of steps and team of skilled professionals:

• Research: The property's title is investigated at the Land Titles Office to gather information about the property's history, ownership, easements, covenants or encumbrances.
• Field Survey: A specially qualified team is sent to the property to physically measure it to identify the boundaries, locate improvements, and identify any visible easements or encroachments; specialized equipment including total stations, GPS and/or drones are used.
• Drafting: A detailed diagram (plan) showing the property boundaries, improvements, and any other relevant information on the property.
• Certification: The licensed Alberta Land Surveyor will certify the accuracy of the report.

Depending upon the need for the RPR, it may be registered with the Land Titles office or used to obtain a Certificate of Compliance from the local municipality to validate that the property complies with local municipal bylaws and regulations.

Costs of an RPR

There are multiple factors affecting the price of an RPR:

• Property Size: Larger properties generally cost more.
• Property Age: Older properties may require more research time.
• Property Complexity: Properties with irregular shapes, natural features, many improvements, multiple buildings or numerous easements will be more expensive.
• Location: Rural properties may cost more due to travel time and size.
• Boundary Information: Availability and accessibility of boundary information from which to measure.

Due the variability and number of factors the cost of an RPR can vary significantly.

Updating an RPR

If a previous survey has been done on a property, an updated RPR may be created at a reduced cost, depending on various restrictions. If you require an RPR update please contact Axiom Geomatics to discuss potential savings.

Frequently Asked Questions

I'm selling a Condo, do I need a Real Property Report?

This can be a complex issue, as there are different types of condominiums. Typically, a "conventional" or "building" condominium, often referred to as an apartment-style condo, does not need a Real Property Report. In these types of condos, usually, the homeowner owns and controls the interior space within their unit and/or parking space. However, a "bare land" condominium typically requires a Real Property Report. For more information specific to your property, please contact us with the details.

I have an old Real Property Report, do I need a new one?

Generally, old surveys will need to be updated. Typically, a Real Property Report is considered valid, as long as it accurately represents the current property. Two common reasons a Real Property Report may no longer be valid are:

1. Changes to the property, such as altering the size or location of structures on the property. Typical changes include additions, alterations, or removal of fences, sheds, decks, and garages.
2. Changes to the municipal RPR content requirements, which can occur frequently. Unfortunately, this can make an old RPR invalid, despite there being no changes to the property.

What is Municipal Compliance?

A letter, or stamp, of compliance, is a certification provided by most municipalities for a fee. This letter or stamp indicates that the property complies with municipal by-laws relevant to the Real Property Report. If you encounter any difficulties while obtaining a stamp of compliance, please contact Axiom Geomatics for assistance.

Can I use my Real Property Report for fence lines?

We do not recommend using a Real Property Report to establish a property line for constructing fences. It is difficult for homeowners to achieve the same accuracy as surveyors as they use legal pins to mark the property line. If you require a boundary for fence line construction or any other purpose, please contact us for a Property or Fence Line Stakeout. Both the RPR and the Fence Line Stakeout can be completed simultaneously, offering savings in both time and cost.