Real Property Report

What is a Real Property Report (RPR) and Why Is It Essential for Your Real Estate Transaction?

Buying or selling a home in Alberta comes with a lot of paperwork, but few documents are as critical as the Real Property Report (RPR). If you are new to the real estate market, you might be asking: What exactly is it, and why is everyone asking for it?

At Keystone Law Office, we strive to make the legal aspects of real estate clear and stress-free. In this post, we will break down exactly what an RPR is, why it’s a standard requirement in Alberta, and how we help you navigate any issues it might reveal.

What is a Real Property Report?

Think of a Real Property Report (RPR) as a certified "snapshot" of your property.

It is a legal document that illustrates the physical features of the property in relation to the property lines. It does not just show the land; it shows exactly where everything sits on that land.

A standard RPR contains:

• Property Boundaries: The legal limits of the lot.

• Structures: The location of the house, garage, sheds, decks, fences, and retaining walls.

• Designations: Utility rights-of-way, easements, or overland water drainage covenants.

Who Prepares It?

An RPR cannot be drawn by just anyone. It must be prepared by a registered Alberta Land Surveyor. These professionals go out to the property, locate the survey pins, measure the structures, and create a precision drawing that meets legal standards provided under the Manual of Standard Practice for Land Surveyors.

Why Is an RPR Required in Alberta?

In Alberta, the standard residential purchase contract usually requires the seller to provide a current RPR with a "stamp of compliance" from the municipality.

Why is this the standard? Because certainty equals safety.

1. For the Buyer: It confirms that you are actually buying what you think you are buying. It ensures the fence is actually on the property line and that the beautiful deck isn't built over a utility line.

2. For the Seller: It protects you from future liability. By disclosing the state of the property now, you avoid legal headaches down the road.

3. For the Lender: Banks and mortgage lenders need to know that the property is marketable and complies with municipal bylaws before they advance funds.

   
   

Identifying Potential Issues: What the RPR Tells Us

The RPR is your early warning system. Without it, you are buying (or selling) blind. Here are the three most common issues an RPR can reveal:

1. Encroachments

An encroachment happens when a structure "crosses the line."

• Example: The neighbour’s fence might be built two feet onto your land, or your garage eaves might be hanging over the neighbour's property.

• Why it matters: You do not want to buy a house only to find out months later that you have to tear down a fence or move a shed because it’s on land you don’t own.

  
  

2. Non-Compliant Structures

Just because a structure is safe does not mean it follows the rules.

• Example: A deck that was built too close to the back alley, violating the municipality’s "setback" bylaws.

• Why it matters: If the municipality discovers this later, they could force the new owner to move or modify the structure.

  
  

3. Missing Permits

Sometimes an RPR shows a hot tub or a finished garage that the municipality has no record of. If the previous owner did not get the right development permits, the RPR compliance review will often flag this.

How Keystone Law Office Helps You

Finding an issue on an RPR does not necessarily mean the deal is dead—it just means you need the right legal guidance to fix it.

At Keystone Law Office, reviewing RPRs is a core part of our service. Here is how we assist buyers and sellers:

• Expert Review: We examine the RPR and the municipal compliance to ensure there are no hidden surprises.

• Risk Assessment: If there is an encroachment or non-compliance issue, we explain exactly what the risks are in plain English—no confusing legal jargon.

• Finding Solutions: We help navigate the fix. This might involve:

  • Drafting an Encroachment Agreement with the municipality.

  • Negotiating a Holdback of funds to ensure the seller pays for necessary fixes after closing.

  • Arranging Title Insurance as an alternative solution if a new RPR isn't available in time.

    
    

Final Thoughts

A Real Property Report is more than just a drawing; it’s your protection. Whether you are selling your family home or buying your first property, ensuring the RPR is accurate and compliant is one of the most important steps in the process.

Do you have questions about your Real Property Report or an upcoming real estate transaction? Contact Keystone Law Office today. We are here to help you close your deal with confidence.