What Is a Real Property Report (RPR) in Alberta? A Plain Guide

You are buying or selling a house, and someone says you need an RPR. Nobody explained what it is, and it sounds like one more form. In fact it is one of the documents that most often comes up in an Alberta home sale.

This guide explains in plain words what a Real Property Report is, who prepares it, what the municipal stamp adds and why it matters to you. Details vary by municipality, so treat this as a starting point and confirm specifics with a lawyer.

This article covers the law of Alberta.

What an RPR is in plain words

RPR stands for Real Property Report. In everyday terms, it is a surveyor's report that shows your lot and the improvements on it, such as the house, garage, deck or fence, and where they sit in relation to the property lines. It is a snapshot of the property on the day it was prepared.

An RPR is a service provided by an Alberta Land Surveyor. It is not a title document and it is not a home inspection. It says nothing about the condition of the building inside.

Who can prepare one

Only an Alberta land surveyor may practise surveying in Alberta. That means a person holding a certificate of registration and an annual certificate under the Land Surveyors Act, RSA 2000, c L-3. The Surveys Act, RSA 2000, c S-26, uses the same definition and treats a surveyor as an Alberta land surveyor under the Land Surveyors Act.

In practice, this means you should hire a registered Alberta land surveyor, not a general contractor or a company that only offers to arrange a report.

What the surveyor does and does not decide

The surveyor prepares the RPR, but does not decide whether it complies with municipal bylaws. That decision belongs to the municipality. The owner takes the RPR to the municipality, in person, to obtain a compliance stamp.

The stamp has limits. 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.

• The surveyor prepares the report.
• The municipality reviews it and may stamp it.
• Other issues, such as easements or covenants, need to be checked separately.

Why an RPR matters when you buy or sell

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.

Buyers' lenders and lawyers usually require a current RPR, and the buyer's lawyer needs reasonable time to review it before funds are released. Ideally, buyers see the RPR before making an offer. That timing matters because a problem, such as a building crossing a property line, is much easier to deal with before you are committed.

If the 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.

What to do next

• Find out whether you already have an RPR from an earlier purchase, and check its date.
• Think about whether anything on the property has changed since then, such as a new deck, garage or addition.
• If you are selling, check your purchase contract to see what it requires you to provide.
• If you are buying, ask to see the RPR before you make an offer.
• Ask a lawyer to review the RPR and any problem it shows.

Municipal names, practices and timelines differ across Alberta, so confirm local details with your municipality and your lawyer.

Frequently asked questions