Understanding Real Property Reports (RPRs) in Alberta Home Sales

If you are buying or selling a home in Alberta, chances are you’ll hear about a Real Property Report (RPR). For many people, this document is unfamiliar and confusing — but it is one of the most important pieces of the real estate process.

An RPR provides a legal snapshot of your property, showing exactly where buildings and improvements are located in relation to property boundaries. It’s often required before a sale can close, and not having one in place can cause delays, disputes, or even failed deals.

What Is a Real Property Report?

A Real Property Report is a legal document prepared by an Alberta land surveyor. It shows:

• Property boundaries as registered with the Alberta Land Titles Office.
• The location of permanent structures (such as houses, garages, sheds, and fences).
• Any encroachments onto neighbouring property or municipal land.
• Easements, utility rights-of-way, or restrictions affecting the property.

Think of an RPR as a detailed map that confirms whether everything on your property complies with municipal requirements and property boundaries.

Why Are RPRs Important in Alberta Home Sales?

Most residential purchase contracts in Alberta require the seller to provide a current RPR with evidence of municipal compliance. This protects both the buyer and the seller by ensuring:

• The buyer knows exactly what they are purchasing.
• The seller avoids future disputes about property boundaries or compliance.
• The lender has assurance that the property meets legal requirements.

Without an RPR, a buyer could inherit costly problems — like a garage built across a property line — that could prevent them from using or selling the property later.

What Is Municipal Compliance?

Along with the RPR, municipalities issue a compliance stamp or letter confirming that the property follows local bylaws. For example, the city will confirm that structures like fences, decks, or sheds are within proper setback distances.

If something is non-compliant, the municipality may require changes before approving compliance — or the parties may need to negotiate who will bear the cost.

Who Provides and Pays for the RPR?

In Alberta, the seller is usually responsible for providing the buyer with an up-to-date RPR and compliance. This is a standard condition in most purchase contracts.

However, in some cases, parties may negotiate different terms. For example:

• A seller may offer a credit instead of updating the RPR.
• A buyer may agree to accept the property “as is” without compliance (though this can be risky).

Learn more: Property Division in Edmonton

How Old Can an RPR Be?

An RPR does not technically “expire.” But it must reflect the current state of the property. If you have made changes — like adding a deck, shed, or garage — you’ll need a new or updated RPR.

Sellers are often surprised to learn that an RPR from years ago may no longer be valid if even minor changes have been made.

Alternatives to RPRs

Some buyers and sellers explore alternatives, such as title insurance, which can provide coverage for certain boundary or compliance issues. While title insurance can be useful, it does not replace the legal clarity of a proper RPR.

In Alberta, most lenders and municipalities will still require an RPR with compliance before closing.

Final Thoughts

Real Property Reports are more than just paperwork — they are a legal safeguard for buyers, sellers, and lenders. Understanding what an RPR is, who provides it, and why compliance matters can help you avoid costly surprises during a real estate transaction.

Contact Cambria Law for Real Estate Transactions

If you are buying or selling a home in Alberta and need guidance on Real Property Reports, compliance issues, or contract negotiations, Cambria Law can help. Our real estate lawyers ensure your transaction is smooth, compliant, and legally protected.