In a real estate transaction, the Real Property Report (RPR) ensures clarity regarding property boundaries and the placement of structures. It helps identify potential issues with neighboring properties or non-compliance with local bylaws, providing peace of mind to buyers and lenders about the location of buildings, easements, and encroachments.

Alberta Land Surveyors are highly trained professionals. They must complete a university degree, an articling period, and pass professional exams. Governed by provincial law, they protect public interests in property boundaries and must be registered with the Alberta Land Surveyors’ Association. A rigorous practice review ensures they uphold high standards. They are fully responsible for the accuracy of Real Property Reports and carry professional liability insurance for consumer protection.

A registered Alberta Land Surveyor is the only individual who can legally prepare a Real Property Report. A valid Real Property Report must bear the original signature and permit stamp of the Alberta Land Surveyor.

In preparing a Real Property Report, an Alberta Land Surveyor will: Conduct a title search for the property, review all relevant encumbrances registered against the title, examine all plans related to the property's boundary locations, perform a field survey to measure the property's dimensions and improvements, and create a diagram reflecting the survey and research findings.

The cost of preparing a Real Property Report varies depending on factors such as lot size, shape, number of buildings, natural features, and the availability of boundary information. While it represents a small part of your overall property investment, it can prevent future costly issues. Note that a Real Property Report does not include replacing property corner posts, but arrangements can be made to mark boundaries on the ground. This additional survey is most cost-effective when done alongside the initial survey, and sometimes neighboring landowners share the expense due to the mutual benefits.

To order a survey, ensure you have the municipal address (street address) and, if possible, the legal address of the property. The legal address, found on your title, includes the Lot, Block, and Plan number, or for a condominium, the Unit and Plan number. This information is 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.

A Real Property Report is valid only if signed by an Alberta Land Surveyor. If no changes have occurred since the last report, the buyer might accept it with an affidavit confirming no alterations. However, it's usually safer for the buyer to request an updated report. If the original is under twenty years old, an update may be available at a reduced cost.

Municipal compliance is a certification from the city or municipal district indicating that all structures on a property adhere to local bylaws. These regulations may cover aspects such as the distance between buildings and property lines, encroachments into utility rights-of-way, or the proximity of decks to property boundaries. This compliance stamp assures buyers that the property meets all legal requirements, facilitating a smoother real estate transaction. Obtaining a Real Property Report early can expedite the selling process.

Surveyors may be on your property to locate boundary markers, known as monuments, which help define property lines. In older neighborhoods, these markers might not be at every corner, requiring surveyors to search for them beyond the property being surveyed. In newer areas, construction or fences might have damaged some markers, necessitating excavation to find them. According to Section 16 of The Surveys Act, surveyors and their assistants can enter properties to perform their duties, but they must take care to avoid damage and are responsible for any they cause.

Review this this ALSA link for more information.

Before starting any construction on your property, it's crucial to know your boundary lines. The most reliable method is to request a 'property line survey.' This involves a field crew placing physical markers on the ground to indicate your property boundaries. Unlike a Real Property Report, which provides a detailed drawing but no physical markers, a property line survey gives you tangible markers without a drawing.