A Real Property Report (RPR) is one of the most important documents in an Alberta real estate transaction. It establishes where buildings, fences, garages, and improvements sit in relation to the legal property boundaries. Reading an RPR correctly can help identify potential problems such as encroachments, non-compliant structures, issues that may delay sales, cause financing challenges, or result in legal or municipal requirements.
Although many homeowners, developers, and real estate professionals regularly interact with RPRs, interpreting them can be challenging. This guide explains how to read a Real Property Report, focusing on compliance issues, encroachments, and setback interpretation in the context of Edmonton’s regulatory requirements.
What is a Real Property Report?
A Real Property Report is a legal survey document prepared by a licensed Alberta Land Surveyor. It shows:
- The legal boundaries of the lot
- The location and size of visible improvements
- The distances (offsets) between improvements and property lines
- Any encroachments onto municipal or neighbouring land
- Notes related to rights-of-way and easements
- A certification statement from the surveyor
Municipalities such as the City of Edmonton use RPRs when reviewing compliance for land use and development. Some residential properties, including bare land condominium parcels, may require RPRs depending on the structures built on-site.
How to Read an RPR (Step-by-Step Walkthrough)
The following steps explain how to interpret a Real Property Report. References indicate where each component typically appears on the document.
- Start With the Legal Description & Municipal Address
In the top-right corner of the RPR, the legal description identifies the property — including the lot number, block, and registered plan number. This legal description must match the Alberta Land Titles registry. The municipal address confirms the physical location. If these do not align with the property being reviewed, the RPR is not valid for that parcel.
- Review the Legend & Abbreviations
The legend explains how each symbol is used throughout the plan. The abbreviations list (typically in the bottom-left area) defines terms such as:
- O.C. (Back of Curb)
- (Concrete)
- (Retaining)
- R/W (Right-of-Way)
These notations appear throughout the RPR and help identify what materials or structures exist at each location.
- Review Bearings & Property Boundary Dimensions
Each property line on an RPR includes:
- A bearing — the direction of the line relative to north
- A distance — the length of that boundary segment
Together, these define the shape and size of the legal lot as registered at Alberta Land Titles.
- Examine Structures and Their Offsets to Property Lines
RPRs show the location of structures such as houses, garages, decks, and landings. Each structure is drawn with offset measurements showing the distance to the nearest property lines. These offsets are what the City of Edmonton uses to determine whether structures meet the required setbacks under the applicable zone in the Zoning Bylaw.
Common structures you will see measured on an Edmonton RPR include:
- The main dwelling, with offsets to front, rear, and side property lines
- The detached garage, with offsets to the rear lane and interior lot lines
- Concrete walkways, pads, and landings
- Decks, raised platforms, and covered structures
City of Edmonton — Compliance Certificates
- Identify Rights-of-Way, Easements & Registered Instruments
An RPR includes references to existing registrations affecting the land, which may include:
- Party wall agreements
- Retaining wall notes
- Utility rights-of-way
- Drainage easements
These registered instruments may limit construction or impose obligations on the property owner. They should always be compared with the actual Alberta Land Title for accuracy.
- Locate Encroachments
An encroachment occurs when a structure extends over the property boundary onto municipal or private land. When the City of Edmonton reviews an RPR for a Compliance Certificate Report, it identifies any encroachments onto City property and outlines the required next steps.
Common encroachments visible in Edmonton RPRs include:
- Fences built beyond property lines and into the municipal right-of-way
- Concrete pads projecting into City land
- Retaining walls affecting the right-of-way
- Driveways extending over the boundary
- Garage eaves or overhangs crossing the lot line
Unless the encroachment extends onto City parklands or other protected property, the City of Edmonton will generally request that you enter into an encroachment agreement. You will also be given the option to remove the encroachment entirely. Encroachment agreement applications in Edmonton typically take approximately 12 weeks or more to be approved, and costs vary depending on the type and size of the encroachment.
Edmonton RPRs and Non-Compliance
- Interpret Setbacks & Potential Compliance Issues
Compliance issues arise when an improvement does not meet setback distances or lacks the required development permit.
When reviewing an RPR, consider whether:
- The garage is placed too close to the rear lane or property line
- The eaves extend beyond the allowed projections into a setback
- The retaining wall impacts municipal land
- A walkway or concrete feature crosses a boundary
- The dwelling meets required front, rear, and side yard setbacks
- All structures shown have the required development permits
Non-compliant structures may trigger conditions such as:
- Requirement for a development permit (bylaw relaxation) — approximately 8 weeks in Edmonton
- Requirement for removal
- Additional review during resale or refinancing
- The Compliance Certificate Report identifying outstanding items before a clean result can be issued
Cross-checking setback distances with Edmonton’s Zoning Bylaw 20001 (which replaced Bylaw 12800 on January 1, 2024) confirms whether structures meet current standards for the applicable zone.
[External link] City of Edmonton — Zoning Bylaw
How Edmonton’s Compliance Certificate Report Works
After an RPR is completed, it may be submitted to the City of Edmonton for a Compliance Certificate Report review. Edmonton’s process is fully online — the surveying company uploads the RPR and Certificate of Title digitally after the property owner submits an application and pays the fee. There is no physical stamp on the RPR itself; instead, the City issues an emailed Compliance Certificate Report.
The City’s development planner reviews the RPR against Edmonton’s current Zoning Bylaw and checks that development permits have been issued for all buildings and structures shown. The average processing time is 10 working days, though this may increase during heavy workload periods.
The Compliance Certificate Report will indicate one of the following:
- Everything complies — all structures meet the current Zoning Bylaw and all required permits are in place
- Next steps required — the report identifies outstanding permits or encroachment agreements and what actions may be taken
Note: Effective June 7, 2021, free-standing accessory structures such as sheds less than 10 square metres in size are not checked against Zoning Bylaw regulations when issuing Compliance Certificate Reports. Property owners are still responsible for ensuring these structures meet Zoning Bylaw requirements and any easements or restrictive covenants registered on their title.
If a Compliance Certificate Report identifies next steps, you may reapply within six months from the date of the original report to have your RPR reviewed again at a reduced fee — this second review is called a Compliance Revision. If you apply after the six-month period, a new application is required.
[External link] City of Edmonton — Applying for a Compliance Certificate Online
[Internal link — Edmonton Arc Surveys] City of Edmonton Compliance for Real Property Reports
Encroachments: Definition, Examples & Impacts
What Counts as an Encroachment in Alberta?
An encroachment is any structure that extends beyond the property boundary — whether onto City land, a neighbouring private property, or a registered easement or right-of-way.
Typical Encroachments on Edmonton RPRs:
- Fences
- Retaining walls
- Eaves and overhangs
- Driveway edges and concrete pads
- Garden beds or planters on City property
Legal & Transactional Implications:
- The City of Edmonton may require an encroachment agreement (approximately 12 weeks to process)
- Buyer’s lawyer may require resolution before closing
- Insurance may not cover unpermitted or encroaching structures
- Encroachments onto City parklands or protected property will typically require removal rather than an agreement
Next Steps When Issues Are Found
- Engage a licensed Alberta Land Surveyor to update the RPR if improvements were added or altered since the last survey.
- Request permit history from the City of Edmonton’s Development Services.
- Apply for an encroachment agreement if improvements extend onto City land — allow approximately 12 weeks for this process.
- Consult a real estate lawyer for agreements affecting title or complex compliance situations.
- Confirm zoning and setbacks using the City of Edmonton’s Zoning Bylaw 20001.
- Apply for a development permit (bylaw relaxation) to regularize non-compliant structures — allow approximately 8 weeks in Edmonton.
- Address all required corrections before listing or refinancing the property.
Land Survey Costs & Choosing Providers
The land survey cost in Edmonton varies based on complexity, property size, age of neighbourhood, and title research requirements. Irregular lots generally require more fieldwork, increasing cost.
When selecting a provider, choose reputable surveyors in Edmonton or land survey companies with experience preparing Real Property Reports within Alberta and a working knowledge of Edmonton’s Zoning Bylaw and compliance process.
Arc Surveys Edmonton provides Real Property Reports and compliance support across Edmonton and surrounding areas. Our licensed Alberta Land Surveyors deliver accurate, City-ready RPRs and can guide you through the entire Edmonton compliance process. Call us at 780-800-1260 or visit edmonton.arcsurveys.ca to get started.
