1. Why do I need a Real Property Report?
In a real estate transaction the real property report provides assurance in regards to the location of the boundaries of the parcel, as well as all structures and their relation to the boundaries. The real property report can help to identify possible conflicts with adjacent owners, or with structures that may not be compliant with municipal bylaws. This gives the buyer and the lender peace of mind knowing the location of all buildings, registered easements and encroachments.
2. How do I order a survey?
To order any type of survey you should be prepared with the municipal address of the property (street address) and the legal address. The legal address is the description on your title, the unique identifier of your parcel of land. This is generally a Lot, Block, and Plan number, or in the case of a condominium it will be a Unit number and Plan number. This description can be found on your certificate of title. If you are prepared with this information you can proceed to order your survey by contacting our office by phone, or by using the order form provided on this website.
3. I have an old real property report. Can I use it for the sale of my property?
A real property report is only valid when the Alberta Land Surveyor signed it. However, if there have been no changes to the property since the previous real property report, the buyer may agree to accept it if you sign an affidavit declaring that there have been no changes. It is generally safer and a more accepted form of practice for the buyer to request an updated real property report. If the original real property report is less than ten years old, an updated real property report can be provided for a discounted price.
4. What is compliance?
Compliance is a stamp of approval from the city on a real property report to denote that all structures on the property are compliant with municipal bylaws. Some of these bylaws may include the distance from a building to the property line, retaining walls or other structures into utility right of ways, or the distance of a deck to the property line. The stamp of compliance ensures the buyer in a real estate transaction that the property they are purchasing complies with all bylaws.
5. Why are there surveyors on my property if I didn’t order a survey?
There are monuments in the ground that surveyors use to determine property boundaries. In older areas these monuments may not have been placed at each lot corner, hence the surveyor must look for monuments that may not be on the actual property they are surveying. In newer areas some of the monuments may have been destroyed by construction or fences. Some of these monuments may be countersunk in the ground, resulting in the surveyor digging a hole to expose them. Section 16 of The Surveys Act states “A surveyor and his authorized assistants may, using reasonable care, pass over, measure along and ascertain the bearings of any line or boundary, and for those purposes may pass over or through the land and buildings of any person, but the surveyor is liable for any damage the surveyor or his assistants cause.” For more information on survey monuments check this link http://www.alsa.ab.ca/boundary.htm
6. I want to build a fence, but I don’t know where my property line is. What can I do?
Before building anything on your property, it is strongly advised that you should be sure of the location of your boundaries. The best way to determine this is to request a “property line survey”. A property line survey consists of a field crew coming to the property and putting physical markers in the ground to show you where your property line is. This differs from a real property report because you do not receive a drawing to accompany the survey, only the physical markings on the ground, whereas a real property report will provide you with a drawing, but will leave no markers to show where the property line is.