What is a Real Property Report in Alberta?

In Alberta, the Real Property Report is one of the most important documents in a residential real estate transaction. It is not just a formality — it is the legal record of what sits on the land and whether it should be there.

What an RPR shows

An RPR prepared by a licensed Alberta Land Surveyor documents the boundaries of the property and the location of all visible above-ground improvements: the house, garage, sheds, decks, fences, hot tubs, and any other structures. It shows how far each structure sits from the property line, confirming whether setback requirements are met.

Municipal compliance certificate

Once the RPR is prepared, the seller (or their lawyer) submits it to the City of Calgary for a compliance certificate. The City reviews the survey to confirm that all improvements comply with current zoning and bylaw requirements. A compliance certificate is dated and signed by a City official. Without compliance, the City issues a non-compliance letter explaining what is out of conformity — typically an encroachment, a deck that is too close to the property line, or an unpermitted structure.

Who orders it and who pays

In Calgary, it is the seller's responsibility to provide a current RPR with compliance. The cost runs $1,200–$2,000 for the survey plus $150–$250 for the City compliance review. The cost is typically deducted from the seller's net proceeds at closing. If the existing RPR is recent (under 5 years) and no improvements have been made since it was prepared, the lawyer may be able to confirm it is still current — saving the seller the cost of a new one.

When RPR issues create problems

Non-compliance discovered in an RPR can delay or derail a sale. Common issues: a deck built without a permit, a fence on the neighbour's property, or a garage that was built too close to the side lot line. Resolving non-compliance typically requires either obtaining a retroactive permit, moving the structure, or negotiating with the municipality for a relaxation. These processes take weeks to months.

Ryan's advice

Order your RPR the day you decide to sell — not the day you list. Survey companies in Calgary typically have 4–8 week turnaround times, and waiting until after the listing goes live means you may not have compliance in hand when an offer firms. Ryan includes RPR coordination in every listing engagement and flags potential compliance issues in the pre-listing property assessment.

Frequently asked questions

How long does an RPR take in Calgary?

Land surveyors in Calgary typically quote 4–8 weeks from the order date to delivery of the completed report. Turnaround times are longer in spring (Calgary's busiest real estate season). Ryan recommends ordering the RPR the day you decide to list, not after the listing goes live.

What happens if there is a non-compliance on the RPR?

Non-compliance means one or more improvements do not conform to current bylaws. Options: obtain a retroactive permit, move the structure, or apply for a municipal relaxation. The process takes weeks to months. Sellers disclose the non-compliance to buyers; the purchase contract often includes a term for how it will be resolved.

Can I use an old RPR from a previous sale?

A previous RPR can sometimes be used if it is recent (under 5 years as a general rule) and no structural improvements have been made since it was prepared. Your real estate lawyer will confirm whether a statutory declaration from the seller updating the existing RPR is sufficient or whether a new survey is required.

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Calgary REALTOR® specialising in divorce, estate, and upsizing transactions. Free consultation — no obligation.

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This page is for general information only and does not constitute legal or tax advice. Consult a qualified Alberta lawyer or accountant for advice specific to your situation.