Buying your first home in Edmonton is one of the most exciting things you’ll ever do. It’s also can be one of the most paperwork-heavy. Somewhere in the middle of your mortgage pre-approval, home inspection, and purchase contract, your realtor or lawyer will mention something called a Real Property Report, and if it’s the first time you’ve heard the term, it can feel like one more thing to figure out in an already overwhelming process.
The good news: once you understand what a property survey actually is and why it exists, it stops being intimidating. It becomes one of the most useful documents in the transaction, the thing that tells you exactly what you’re buying and whether it comes with any hidden problems.
This guide explains the whole thing from scratch. No jargon, no assumed knowledge. Just a clear picture of what a property survey is, why your realtor or lawyer is asking about it, what the different outcomes mean, and what you should do if something shows up on one.
Start Here: What Is a Real Property Report?
A Real Property Report, usually called an RPR, is a legal document prepared by a licensed Alberta Land Surveyor. It’s essentially a precise, scaled drawing of a property that shows two things: where the legal property boundaries are, and where every structure on the lot sits in relation to those boundaries.
When you look at an RPR, you’ll see a birds-eye view of the property. The lot lines are drawn accurately, based on physical measurements taken on site. The house, garage, deck, shed, fence, driveway, air conditioning unit, everything that’s permanently on the lot, is shown and measured. The surveyor then certifies the document with their professional seal.
Think of an RPR as a photograph of your property, not a visual photograph, but a legal one. It shows what’s there, where it is, and how it relates to the property lines. On closing day, it is one of the documents that proves everyone agrees on what they’re actually buying and or selling.
In Alberta, a registered Alberta Land Surveyor is the only person legally qualified to prepare an RPR. It cannot be done by a home inspector, a real estate agent, or an online mapping tool. The measurements are taken in the field, and the final document carries the surveyor’s professional seal and signature.
What is a Real Property Report?
Alberta Land Surveyors’ Association — Find a Surveyor
Why Does Your Realtor or Lawyer Need One?
In Alberta, the standard residential real estate purchase contract, used in the vast majority of Edmonton home sales, requires the seller to provide a current RPR with municipal compliance to the buyer before the closing date. it’s written directly into the contract.
Your lawyer needs it because it answers questions that cannot be answered any other way:
- Are the property boundaries where everyone thinks they are?
- Does the seller’s fence actually sit on the seller’s land?
- Is the garage too close to the property line?
- Is there a deck or addition that was built without a permit?
- Is any structure encroaching onto a neighbour’s property or a City right-of-way?
Your mortgage lender often needs it too. Most lenders require a current RPR before approving financing on a resale home, because the property is their collateral, and they want confirmation that it’s legally in order.
A missing or outdated RPR is one of the most common reasons Edmonton real estate transactions get delayed at closing. Lawyers regularly encounter situations where a seller didn’t know they needed a new one, and the survey, field work, and compliance review all have to happen in a scramble. Starting the process early prevents this entirely.
Why Real Property Reports Matter: A Guide for Buyers and Sellers
Who Pays for the RPR: the Buyer or the Seller?
In a standard Edmonton real estate transaction, the seller is responsible for providing a current RPR. This is the convention and it’s reflected in the standard Alberta Real Estate Association (AREA) purchase contract.
As a first-time buyer, this means you won’t typically be the one ordering or paying for the RPR on the home you’re purchasing. However, there are a few situations where the lines blur:
If the seller has an older RPR
An RPR doesn’t expire, but it may need to be updated if anything on the exterior of the property changes. If a seller added a deck, a fence, a shed, or an air conditioning unit since their last RPR was done, that RPR no longer reflects the current state of the property an updated RPR is needed. If the seller’s RPR is old and things have changed, expect a negotiation about who covers the update cost.
If you’re buying a brand new build
Newly built homes in Edmonton typically don’t have an RPR at the time of sale.
When you eventually sell
When you sell this home down the road, even years from now, you’ll be the one providing the RPR. The one you receive on closing is worth keeping on file, because if nothing has changed, it may still be current when you sell.
Do You Need an RPR to Sell Your Home in Alberta?
What Does a Compliance Stamp Mean — and Why Does It Matter?
An RPR on its own shows what’s on the property and where. But it doesn’t tell you whether all of those structures are actually allowed to be where they are. That’s where the compliance stamp comes in.
After a surveyor completes the RPR, it’s submitted to the City of Edmonton for a compliance review. City staff check every structure shown on the RPR against the Land Use Bylaw, the rules that govern setbacks, height limits, lot coverage, permitted uses, and everything else that determines what can be built where. The City then issues one of three outcomes:
| Status | What it means | As a buyer, this means… |
| Compliant | Everything on the property meets current City of Edmonton bylaws | Clean bill of health. The property is in order. Your lawyer and lender are satisfied, and the transaction can proceed normally. |
| Non-compliant | A structure currently violates City bylaws — a setback or encroachment. | Requires attention before closing. The seller must address it — through correction, an encroachment agreement, or a variance — or you negotiate how it’s handled. |
For standard Edmonton residential properties, the City processes online compliance applications for low-density residential properties typically within 24 hours. If the City determines additional review is needed, it can take 7 to 14 additional days. This timeline is worth factoring into your closing schedule.
City of Edmonton — Certificate of Compliance
City of Edmonton Compliance Process Explained
What’s on an RPR? A First-Timer’s Walkthrough
When you receive an RPR as part of your purchase, it can look a little overwhelming at first glance. Here’s what you’re actually looking at:
The lot boundary
Solid lines showing the legal edges of the property, based on physical measurements. Everything inside these lines belongs to the property. Everything outside does not, including the City’s boulevard between the sidewalk and the street.
Structures and improvements
Every permanent structure on the lot is shown: the house, attached garage, any detached garage or carport, decks, patios (if above grade), sheds, fences, retaining walls, driveways, air conditioning units, and window wells. Setback dimensions, the distances from structures to each property line are marked.
Easements and rights-of-way
Many Edmonton properties have utility easements or City rights-of-way registered on title. These are strips of land where the City or a utility company has the right to access for maintenance, and where you generally cannot build permanent structures. They’ll appear on the RPR as annotated boundaries within your lot.
The surveyor’s notes and certificate
At the bottom or side of the RPR, the surveyor includes written notes about anything they observed or want to flag, encroachments, boundary observations, conditions affecting the survey. The professional seal and signature confirm the document is legally certified.
How to Read a Real Property Report (RPR)
Common Things You Will See on a Real Property Report
What If the RPR Shows a Problem?
Finding an issue on a seller’s RPR is more common than most first-time buyers expect, and in the majority of cases, it doesn’t kill the deal. What matters is how it’s handled.
The most common issues you might see include:
A fence on the wrong side of the property line
One of the most frequent findings. A fence that crosses the legal boundary either encroaches on a neighbour’s land or sits on City property. Resolution options include: relocating the fence, having the neighbour sign an encroachment agreement, getting a relaxation from the municipality or adjusting the purchase price. Your lawyer will advise on the best path.
A structure too close to the property line
A garage, deck, or addition that doesn’t meet required setbacks will show as non-compliant. Depending on how close it is and when it was built, the resolution might involve a variance application, a formal relaxation from the City, or physical modification of the structure.
An encroachment from a neighbour
Sometimes the encroachment runs the other way, a neighbour’s fence or structure is actually on the property you’re buying. This needs to be resolved, documented, and understood before you take ownership, because it may become your problem after you close.
As a buyer, you’re not powerless if the RPR shows issues. You can negotiate a price adjustment, request that the seller fix the problem before closing, or walk away if the issues are too significant. What we advise you should never do is close on a property with known, unresolved RPR issues without fully understanding what you’re inheriting.
RPRs and Title Insurance: Why You May Need Both
Current RPR vs. Existing RPR: an Important Distinction
You may hear both terms during your purchase. The difference matters:
A current RPR
Shows the property exactly as it stands today every structure, fence, and improvement is accurately reflected. This is what you need and what your lawyer and lender will accept.
An existing RPR
An older RPR that was accurate when it was made, but where something has changed since, a new fence, a deck addition, an A/C unit. Even a small change makes an RPR “existing” rather than current. An existing RPR is not suitable for a real estate transaction on its own. It needs to be updated by a licensed Alberta Land Surveyor to reflect the current state of the property.
An RPR doesn’t have an expiry date printed on it, but it becomes outdated the moment anything changes on the property. A seller who insists their five-year-old RPR is still valid, but who has added a deck since it was done, is mistaken. Confirm with your lawyer that the RPR you receive reflects the current state of the property.
How Much Does a Real Property Report Cost in Alberta?
Does Every Type of Edmonton Home Need an RPR?
Most do, but not all in the same way. Here’s a quick breakdown:
Single-family detached and semi-detached homes
Yes, a current RPR with compliance is required for the vast majority of Edmonton sales. This is the most common type.
Bare land condominiums
Yes. A bare land condo is a type of property where the owner holds title to a specific piece of land (not just an air space unit). Because the land itself is the subject of the title, an RPR is required. See The Differences Between a Bare Land Condo and Conventional Condo for more detail.
Conventional condominiums (apartments and stacked units)
Generally no, conventional condos involve ownership of an air space unit within a building, and the common land belongs collectively to the condo corporation. An RPR is not typically required for a conventional condo resale transaction. Your lawyer or Land Surveyor can confirm the type of condo you’re purchasing.
Townhomes
Depends on the condo type. Townhome-style properties can be either bare land or conventional condominiums, so the requirement varies. Always confirm with your lawyer.
Your Pre-Closing Survey Checklist as a First-Time Buyer
| Task | Why it matters | |
| ✓ | Ask your realtor about the RPR early | Don’t wait for your lawyer to raise it. Ask whether the seller has a current RPR at offer stage. |
| ✓ | Confirm the RPR is current | Check that every structure on the property today is shown on the RPR. If the seller added anything since the RPR was done, it needs updating. |
| ✓ | Check the compliance status | The RPR should come with a compliance stamp or letter from the City. Understand what it says — compliant or non-compliant. |
| ✓ | Ask your lawyer to review it | Your real estate lawyer reviews the RPR as part of their standard work. Ask them to walk you through any flags or concerns. |
| ✓ | Understand any easements | If the RPR shows an easement or right-of-way, ask your lawyer what it means for what you can build or modify on the property. |
| ✓ | Keep the RPR after closing | File it somewhere safe. It will be your starting point when you eventually sell — or when you want to build a deck, fence, or addition. |
Questions to Ask Your Realtor Before You Make an Offer
- Does the seller have a current RPR for this property?
- Has anything been added or changed on the property since the RPR was done?
- Has the RPR been submitted to the City for compliance review?
- Is the compliance stamp included, and does it show any issues?
- If there are issues on the RPR, how does the seller propose to address them?
- Is this a bare land or conventional condo? (if buying a condo or townhome)
Key Takeaways
- A Real Property Report is a legal document showing property boundaries and all structures prepared by a licensed Alberta Land Surveyor
- In Edmonton, the seller is responsible for providing a current RPR with compliance before closing
- Your lawyer and mortgage lender both require it, it’s not optional
- The compliance stamp tells you whether everything on the property meets City bylaws: compliant (good) or non-compliant (needs resolution)
- An RPR doesn’t expire but becomes outdated the moment anything changes on the property
- Most single-family homes and bare land condos need an RPR; conventional condos generally don’t
- If the RPR shows a problem, you have options, negotiate, request a fix, or walk away. Just don’t ignore it
Need an RPR for Your Edmonton Home Purchase or Sale?
Arc Surveys prepares Real Property Reports for single-family homes, semi-detached properties, bare land condos, and infill builds across Edmonton and surrounding municipalities including St Albert, Sherwood Park, Beaumont, and Leduc. Our licensed Alberta Land Surveyors deliver accurate, City-ready RPRs, and we can walk you through exactly what your survey shows and what it means.
Get a free quote at ArcSurveys.ca or call 780-800-1260. No obligation, just straight answers about your property.
Frequently Asked Questions
What is a Real Property Report (RPR) in Edmonton?
An RPR is a legal document prepared by a licensed Alberta Land Surveyor that shows a property’s boundaries and the location of all structures on the lot. It’s required in most Edmonton residential real estate transactions and is submitted to the City of Edmonton for a compliance review confirming that everything on the property meets current bylaws.
Who orders the RPR: the buyer or the seller?
The seller is responsible for providing a current RPR in a standard Edmonton real estate transaction, as required under the Alberta Real Estate Association’s standard purchase contract. As a first-time buyer, you’ll receive the RPR as part of the purchase documentation, but when you eventually sell, you’ll be the one providing it.
What does a compliance stamp mean on an RPR?
The compliance stamp (or compliance certificate) is issued by the City of Edmonton after they review the RPR against the Land Use Bylaw. A compliant stamp means everything meets current bylaws. Non-compliant means there’s an active issue that needs to be resolved before the transaction can close cleanly.
Does an RPR expire?
No, but it becomes outdated the moment anything changes on the property. A fence, deck, shed, garage, air conditioning unit, or any other permanent structure added after the RPR was done means the RPR no longer reflects the current state of the property and needs to be updated before it can be used in a sale.
Do I need an RPR if I’m buying a condo?
It depends on the type of condo. Bare land condominiums, where you own a specific piece of land, require an RPR. Conventional condominiums, apartments or stacked units where you own an air space unit, generally do not. Your lawyer can confirm which type applies to your purchase.
What happens if the RPR shows a problem?
An issue on an RPR doesn’t automatically kill your purchase. Common resolutions include the seller correcting the issue before closing, both parties negotiating a price adjustment, the seller entering into a formal encroachment agreement with the City or a neighbour, or in rare cases, the buyer choosing to walk away. Your real estate lawyer will guide you through the options specific to your situation.
How much does an RPR cost in Edmonton?
For a typical single-family home in Edmonton, an RPR generally costs between $500 and $750 depending on property size, lot complexity, and whether it’s a new survey or an update to an existing one. See How Much Does a Real Property Report Cost in Alberta? for a full breakdown.
Can title insurance replace an RPR?
No, in Alberta, title insurance is not an acceptable substitute for an RPR with compliance in a standard real estate transaction. Some lenders may require both. See RPRs and Title Insurance: Why You May Need Both for more on how they work together.
