If you are selling a house in Alberta, there is a good chance someone will ask you for a Real Property Report, usually just called an RPR. It is one of the most Alberta-specific parts of a sale, it is a common source of last-minute delays, and most sellers have never thought about it until a buyer or lawyer brings it up. This guide explains what an RPR is, when you need one, what it costs, and what to do if yours turns up a problem.
What a Real Property Report is
A Real Property Report is a legal document prepared by an Alberta Land Surveyor. It is a drawing of your property that shows the boundaries of the lot and the location of everything built on it: the house, garage, decks, sheds, fences, driveways, and any easements or rights-of-way. The point of the drawing is to show, to scale, where each structure sits relative to your property lines and to the setbacks your municipality requires.
It is not a home inspection and it says nothing about the condition of the house. It answers one question: is everything on this lot where it is legally allowed to be?
What “with compliance” means
An RPR on its own is just a survey. When a seller is asked for an RPR “with compliance,” it means the drawing has also been reviewed by the municipality, which stamps or issues a compliance certificate confirming the structures meet the local land-use bylaw. Towns and counties each have their own process and fee for this, and turnaround can range from a few days to a few weeks depending on where you are and how busy they are.
A survey that shows a deck built too close to the property line, or a fence sitting on the neighbour’s side of the boundary, will not get a clean compliance stamp. That is where most RPR problems start.
Do you need an RPR to sell a house in Alberta?
Legally, no statute forces you to have one. In practice, the standard Alberta residential purchase contract used in most realtor sales asks the seller to provide a current RPR with evidence of municipal compliance, unless the buyer and seller agree otherwise. Buyers’ lawyers and lenders also like to see one, because it is how they confirm the buyer is getting what they think they are paying for.
There are two common exceptions:
- Title insurance. Many buyers, and most lenders, will accept a title insurance policy in place of a new RPR. The policy protects the buyer against losses from boundary or compliance problems that a survey would have caught. It is usually cheaper and faster than a new survey, and it is often the practical route when an RPR is old or missing.
- Condominiums. If you are selling a conventional condominium unit, the RPR requirement generally does not apply, because the condominium plan already defines the unit boundaries. Bare-land condos are different, so ask your lawyer.
How much an RPR costs and how long it takes
Prices vary with the size and complexity of the lot and with how busy surveyors are in your area. A straightforward city lot is typically several hundred dollars; large or irregular rural parcels cost more. Municipal compliance review is a separate fee. Budget for both, and ask the surveyor whether their quote includes submitting the report to the municipality for you.
Timing is the bigger issue. Surveyors can be booked out for weeks in spring and summer, and in winter deep snow can hide fences, retaining walls, and other features, which sometimes means waiting for a thaw. If you think you will need an RPR, order it before you list, not after you have a buyer with a closing date.
Can you reuse an old RPR?
Often, yes, with conditions. If nothing on the lot has changed since the last survey, many buyers will accept an older report along with a statutory declaration from you confirming no changes. If anything has been added or moved since then, such as a deck, a shed, a fence, a hot tub pad, or an addition, the old report no longer reflects reality and will not pass compliance. Some surveyors will update their own previous report for less than the cost of a new one, so it is worth asking the firm that did the original.
What to do when the RPR shows a problem
Non-compliance is common, especially on older homes and in neighbourhoods where fences and garages went up decades ago. The usual findings are a structure inside a setback, a fence or shed over the property line, or something built on a utility right-of-way. You generally have four options:
- Apply for a relaxation or variance. Municipalities can approve minor departures from the setback rules. It takes time and a fee, and approval is not guaranteed.
- Fix it. Move the fence or remove the shed. Sometimes the cheapest answer, sometimes not.
- Offer title insurance. Many buyers will accept this in place of a compliant RPR, particularly for minor issues.
- Negotiate. Disclose the problem and let the buyer decide whether to proceed as-is, often with a price adjustment.
What you should not do is hope nobody notices. An undisclosed non-compliance that surfaces at the lawyer’s office days before closing is how deals collapse.
RPRs and selling directly to a home buyer
If you sell to a direct buyer rather than listing, the RPR question is simpler because there is no retail buyer, lender, or listing contract driving the requirement. Ask the buyer up front what documents they need before you spend money on a new survey. In many direct sales, title insurance is used instead, and compliance issues that would scare off a retail buyer are simply priced into the offer. If you are weighing a direct sale against listing, this comparison of the three ways to sell walks through the trade-offs honestly.
Quick checklist before you list
- Dig out any previous RPR from when you bought the house. It may be in your closing documents.
- Make a list of anything built, moved, or removed since that survey.
- If you need a new one, get quotes from two surveyors and ask about turnaround.
- Ask your municipality how long compliance review takes.
- Talk to your lawyer early about whether title insurance is an option for your buyer.
Get your written offer
ClearPath Home Buyers buys houses across Alberta directly, as-is, with no commissions and no repairs. If you would rather not deal with surveys, compliance letters, and buyer conditions at all, request a written cash offer and we will tell you exactly what we need from you. You can also read about how our process works or see the Alberta communities we serve.
This article is general information about selling property in Alberta and is not legal advice. Requirements vary by municipality and by contract; confirm the details for your sale with your lawyer.