- Most standard Alberta residential purchase contracts require the seller to give the buyer a current RPR with a municipal stamp of compliance, and that is a contract term rather than a statutory rule.
- The cost of an RPR depends on your property, the surveyor and your municipality, so it is worth getting quotes before you list.
- If nothing on the property has changed since an existing RPR, a statutory declaration may be used, but if the property has changed you need an updated RPR and a new stamp.
If you are getting ready to list a home or make an offer on one, the Real Property Report, usually called the RPR, comes up quickly. Sellers want to know what it will cost and when to order it. Buyers want to know whether they will be asked to pay anything.
This article explains who does the work, what the different charges are for, and how Alberta purchase contracts usually divide the responsibility. It does not give a price list, because the amount depends on your property, the surveyor and your municipality. A lawyer can confirm what your own contract says.
This article covers the law of Alberta.
What you are actually paying for
An RPR is a service provided by an Alberta Land Surveyor. Only an Alberta land surveyor, meaning a person holding a certificate of registration and annual certificate under the Land Surveyors Act, may practise surveying in Alberta. The Surveys Act defines a surveyor as an Alberta land surveyor under the Land Surveyors Act.
The process usually involves two separate steps:
- The survey work itself: the surveyor prepares the RPR, and where the property has changed since an earlier one, an updated RPR is needed.
- The municipal review: the surveyor does not decide whether the RPR complies with municipal bylaws, so the owner takes the RPR to the municipality, in person, to obtain a compliance stamp.
Why there is no single price
No official Alberta figure sets the cost of an RPR or of a compliance stamp. The cost and timing depend on the surveyor you choose and on your municipality, and procedures can differ from one municipality to another, so confirm them locally. Even the name of the stamp can differ from one municipality to another.
Several things can move the price in practice:
- Whether you need a brand new RPR or an update of an existing one.
- The size and shape of the lot and how many structures are on it.
- How quickly you need the work done, since closing dates are fixed.
- Whether the municipal review turns up a problem that has to be fixed.
Online articles sometimes quote ranges, but those are not official and may not match your area. The reliable approach is to ask two or three surveyors for a written quote and to ask your municipality what its stamp fee and timeline are.
Who must provide the RPR under an Alberta purchase contract
Most standard residential purchase contracts in Alberta require the seller to give the buyer a current RPR with a municipal stamp of compliance. This is a contractual term rather than a statutory requirement. Under that term, the duty to provide the RPR sits with the seller, which is a separate question from who ends up paying for it. Who bears the cost depends on your contract and the deal, so it is worth confirming with a lawyer.
Because it is a contract term, your agreement controls. A contract can be changed by the parties, so check the exact wording of yours before assuming anything. If the seller does not supply an RPR, what happens next depends on the contract and the circumstances, and that is a question to put to a lawyer before you sign or waive anything.
Buyers should still care about the RPR. Buyers' lenders and lawyers usually require a current RPR, and the buyer's lawyer needs reasonable time to review it before funds are released.
When a problem is found, and when you can avoid a new RPR
If the RPR review finds a non-compliant item, such as an encroachment or setback problem, the seller is typically expected to resolve it before the stamp is given. One example is seeking a variance or relaxation from the municipality. That can add cost and time, so it is worth finding out early.
A compliance stamp is also limited. It confirms only that the improvements shown on the RPR meet the municipality's requirements. It does not mean the building's use complies with the Land Use Bylaw, and it does not address easements, covenants, legislation or other requirements affecting the land or buildings.
| Your situation | What is generally needed |
|---|---|
| Nothing on the property has changed since an existing RPR | The seller may sign a Statutory Declaration or Affidavit stating the existing RPR is accurate and the property is in the same state |
| The property has changed since the RPR was prepared (a new deck or garage, for example) | An updated RPR with a compliance stamp; a statutory declaration is not enough |
| You hold an old stamped RPR | The stamp relates to that RPR only, so a changed property needs a new or updated RPR and a new municipal review |
Whether a declaration will be accepted in your deal depends on the contract, the buyer's lawyer and the lender, so confirm this before relying on it.
What to do next
Sellers should start early, because ordering an RPR, waiting for the survey and getting the municipal review all take time. Buyers should ask to see the RPR before making an offer where possible.
- Find any existing RPR and check whether anything has been built or changed since it was prepared.
- Ask more than one Alberta Land Surveyor for a written quote for a new RPR or an update.
- Ask your municipality about its stamp fee, how long a review takes and whether you must attend in person.
- Read the RPR clause in your purchase contract to see who must provide it.
- Ask your lawyer about any problem the RPR shows, such as an encroachment, before you commit to a closing date.
- Buyers: give your lawyer enough time to review the RPR before funds are released.
Frequently asked questions
Is an RPR required by law when selling a house in Alberta?
The requirement usually comes from the purchase contract rather than a statute. Most standard residential purchase contracts in Alberta require the seller to give the buyer a current RPR with a municipal stamp of compliance. Buyers' lenders and lawyers also usually require one.
Can the buyer be asked to pay for the RPR?
Standard contracts generally place the duty to provide the RPR on the seller. That is not the same as saying who pays for it, and the cost can depend on your contract and the deal. Read your contract and ask a lawyer if the wording is unclear.
Can I reuse an old RPR with a stamp?
Only if nothing on the property has changed, and then the seller may sign a Statutory Declaration or Affidavit that the existing RPR is accurate. If the property has changed, you need an updated RPR and a new stamp, because the old stamp relates only to the RPR it was issued on.
Does a compliance stamp mean the property has no legal problems?
No. It confirms only that the improvements shown on the RPR meet the municipality's requirements. It does not cover the building's use under the Land Use Bylaw, or easements, covenants and other requirements affecting the land.
Sources
- Land Surveyors Act, RSA 2000, c L-3 (CanLII) — canlii.org
- RECA – Real Property Reports (consumer page) — reca.ca
- Surveys Act, RSA 2000, c S-26 (CanLII) — canlii.org
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
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