- A real property report (RPR) is prepared by an Alberta Land Surveyor, and the municipal compliance stamp is a separate step you take to the municipality.
- Most standard Alberta purchase contracts require the seller to provide a current, stamped RPR, but that is a contract term and not a statutory requirement.
- Because costs and timing vary, get quotes early and confirm what your own contract says about who provides the RPR.
If you are buying or selling a home in Alberta, an RPR can show up as a surprise line on your closing budget. People often want a single dollar figure, and they want to know whether the report will be ready in time.
This article explains what you are paying for, what tends to move the price, who usually arranges the report, and how timing fits into a sale. It does not give a set price, because costs depend on the surveyor, the property and the municipality.
This article covers the law of Alberta.
What you are 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 surveyor prepares the report, but does not decide whether it complies with municipal bylaws. The owner takes the RPR to the municipality, in person, to obtain a compliance stamp. The surveyor prepares the RPR, and the owner then takes it to the municipality to obtain the compliance stamp, so how much each step costs depends on who you deal with and is worth confirming with each of them.
What can push the cost up or down
There is no single price that applies everywhere. Municipal procedures can differ from one municipality to the next, so it is worth asking the surveyor and the municipality what their current costs and steps are. These are common things that can affect the total:
- Whether you need a brand new report or an update of an existing one.
- The size and complexity of the lot and the buildings on it.
- Whether anything has been built or changed since the last report.
- The municipality's fee and how it handles reviews.
- Whether the review turns up a problem that has to be fixed before the stamp is given.
On that last point, if the review finds a non-compliant item such as an encroachment or setback problem, the seller is typically expected to resolve it, for example by seeking a variance or relaxation from the municipality, before the stamp is given. That can add cost and time on top of the report itself.
Who arranges the RPR and what the contract says
In Alberta, most standard residential purchase contracts require the seller to give the buyer a current RPR with a municipal stamp of compliance, and this is a contractual term rather than a statutory requirement. 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, for example by seeking a variance or relaxation from the municipality.
If you are negotiating something different, such as an older report or a split of costs, how that works depends on your situation, so it is worth confirming with a lawyer and making sure it is written into the contract.
Buyers have their own reasons to care. Buyers' lenders and lawyers usually require a current RPR, and the buyer's lawyer needs reasonable time to review it before funds are released, so ideally buyers see the RPR before making an offer.
How long it takes and when you can skip a new one
Turnaround depends on the surveyor's schedule and on how quickly the municipality reviews the report, so ask both for current timing before you set a possession date. Allow time for the buyer's lawyer to review the report as well. Ideally, buyers see the RPR before making an offer.
If nothing on the property has changed since an existing RPR, the seller may be able to sign a Statutory Declaration or Affidavit stating that the existing RPR is accurate and the property is in the same state as at the date of the original RPR. That is not an option if the property has changed. In that case only an updated RPR with a compliance stamp can confirm the property complies with municipal regulations.
What to do next
- Find out whether you already have an RPR and when it was prepared.
- List anything built or changed since then, such as a deck, garage or addition.
- Ask a few Alberta Land Surveyors for quotes for a new report or an update.
- Ask your municipality about its stamp fee and review time.
- Read your purchase contract to see who must provide the RPR.
- Talk to your lawyer before you rely on a statutory declaration.
Frequently asked questions
Is an RPR required by law when I sell my Alberta home?
The requirement comes mainly from the purchase contract. Most standard residential contracts require the seller to give the buyer a current RPR with a municipal compliance stamp, and that is a contract term rather than a statutory requirement. Lenders and buyers' lawyers also usually require one.
Who can prepare an RPR?
An Alberta Land Surveyor prepares it. Only a person holding a certificate of registration and annual certificate under the Land Surveyors Act may practise surveying in Alberta.
Can I use my old RPR instead of paying for a new one?
Sometimes. If nothing on the property has changed, the seller may sign a Statutory Declaration or Affidavit that the existing RPR is accurate. If the property has changed, only an updated RPR with a compliance stamp will do.
Does the surveyor get the compliance stamp for me?
No. The surveyor prepares the RPR but does not decide whether it complies with municipal bylaws, and the owner takes it to the municipality, in person, for the stamp.
Sources
- Land Surveyors Act, RSA 2000, c L-3 (CanLII) — canlii.org
- RECA – Real Property Reports (consumer page) — reca.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
This is a real estate question
A home purchase with us is from $1,242.95, tax included. Third-party fees are extra.