Real Property Report: What is it? Who needs it? How to get it?
You’ve heard of a Real Property Report, but you have questions. In this post, we’ll answer 7 common questions about Real Property Reports in Calgary.
- What is a Real Property Report?
- How is a Real Property Report created?
- What is included in a Real Property Report?
- Who needs a Real Property Report?
- What are the benefits of a Real Property Report?
- What does a Real Property Report cost in Calgary?
- How do I get a Real Property Report in Calgary?
7 Things You Need to Know About Real Property Reports
Here’s everything you need to know about Real Property Reports.
1. What is a Real Property Report?
A Real Property Report (RPR) is a legal document prepared by a land surveyor to show the boundaries of your property and all buildings and structures on your property. It also shows information about utility rights-of-way, easements, and overland water drainage restrictions.
2. How is a Real Property Report created?
A Real Property Report is drafted by a land surveyor under the Alberta Land Surveyors’ Association.
First, a field survey crew arrives at your property to do the assessment. They set up their equipment outside. You’ve probably seen some of the type of equipment they use on construction sites—Total Stations (which look like tripods), metal detectors, and GPS devices.
The crew places reference points at various places on your property using orange flagging or paint. They use metal detectors to locate property posts. Then they take measurements of your property and all the structures on your property. This part of the process typically takes a few hours.
A drafting technician then creates a digital drawing that shows all the measurements and relevant information.
This drawing (the Real Property Report) is checked by a professional Alberta Land Surveyor to ensure no discrepancies are found. The surveyor will approve, sign, and stamp the Report when it is an accurate representation of your property according to the Alberta Land Surveyors’ Manual of Standard Practice.
Some surveyors simplify the process for you by sending the completed RPR to the City of Calgary, where it will be reviewed against City bylaws. If everything is in order, the City will add a compliance stamp and send the RPR back to the land surveyor’s office. If your land surveyor doesn’t provide that service, you will have to take your RPR to the City yourself.
3. What is included in a Real Property Report?
A Real Property Report shows the boundaries of your property and the exact dimensions and location of all buildings, structures, utility lines, easements, and other relevant information. Examples of structures and permanent improvements to your property that must be included in an RPR are:
- Window well
- Paved areas
- House extension
- Air conditioning unit
4. Who needs a Real Property Report?
A Real Property Report is typically required by:
- Homeowners: when planning to add a new structure to the property or when preparing to sell
- Home buyers: so they can see exactly what the property entails
- Real estate professionals: to review the property accurately for their clients
- Banks & financing companies: if the property is security for financing, the lender can see exactly what’s included
- Municipalities: to ensure any structures or developments on the property comply with regulations
As a homeowner, you’re required to keep your RPR up-to-date. Whenever you make permanent changes to the property, like adding a fence, deck, or garage, it needs to be reflected in your RPR to ensure that it’s compliant with City bylaws and regulations.
5. What are the benefits of a Real Property Report?
A Real Property Report shows the exact boundaries of your property and reveals any encroachment or breach of municipal bylaws, which can then be resolved before a property sale is finalized. The Report provides accurate dimensions of all structures, improvements, and utility rights-of-way on the property. An RPR can give a potential buyer peace of mind.
6. What does a Real Property Report cost in Calgary?
When you need a Real Property Report in Calgary, you have two options:
- Update the existing Real Property Report
- Get a brand new Real Property Report
The cost of an RPR depends on the size of your property, where your property is located, and other factors. On average, an RPR for a single family detached home in Calgary costs between $500-600. Multi-residential and commercial properties cost more.
A Real Property Report update typically costs between $500-700. This includes the City of Calgary compliance stamp, which costs $199 on its own.
A new RPR typically ranges in cost from $700-1,200.
Some land surveyors offer discounts for RPR updates if they drafted the original.
7. How do I get a Real Property Report in Calgary?
If you don’t know of an Alberta Land Surveyor, you can search the listings on the Alberta Land Surveyors’ Association website. Shop around to compare rates and to find one that meets your needs.
To apply for a City of Calgary Certificate of Compliance, submit the application online, in person, or by mail.
Legal Help with Real Property Reports in Calgary
Sometimes issues arise when you’re updating or getting a Real Property Report. For example, when a structure crosses a property line, you need an encroachment agreement. Restrictive covenants complicate the issues, but often resolution is possible.
If you need help with Real Property Report issues, the Calgary real estate lawyers at Osuji & Smith can help!