How long is a Real Property Report valid in Alberta and when do I need a new one?
This answer covers the law of Alberta.
Whether an existing RPR can still be used depends on whether anything on the property has changed since it was prepared. If nothing has changed, the seller may sign a Statutory Declaration or Affidavit stating the existing RPR is accurate and the property is in the same state as at the date of the original RPR.
If the property has changed, a statutory declaration is not enough; only an updated RPR with a compliance stamp can confirm the property complies with municipal regulations. A compliance stamp relates to the RPR it was issued on, so a changed property needs a new or updated RPR and a new municipal review, and the old stamp cannot simply be reused. Whether a particular deck, garage, fence or addition counts as a change is worth confirming with a lawyer or your surveyor.
Most standard residential purchase contracts require the seller to give the buyer a current RPR with a municipal stamp of compliance. Buyers' lenders and lawyers usually require a current RPR as well. Municipal practice varies, so ask your municipality what it needs.
Key takeaways
- Whether an existing RPR can be reused depends on whether the property has changed since it was prepared.
- If nothing has changed, the seller may sign a Statutory Declaration or Affidavit stating the existing RPR is accurate.
- If the property has changed, a statutory declaration is not enough and an updated RPR with a compliance stamp is needed.
- A compliance stamp relates to the RPR it was issued on, so the old stamp cannot simply be reused on a changed property.