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A Real Property Report (RPR) is a legal document that illustrates the position of significant improvements relative to property boundaries. It is a requirement of most real estate dealings in Alberta. At Don Wilson Surveys Ltd., we prepare real property reports to the clients across Alberta. We also prepare lot grading certificate for your property.

An RPR identifies:

Any encroachment from adjacent properties
Dimensions and directions of all property boundaries, including complications related to property boundaries
All easements, restrictive covenants and right-of-way
Compliance concerns with municipal requirements/bylaws

Real Property Reports safeguard property sellers from possible imminent legal liabilities resulting from problems connected to property boundaries and improvements.

RPRs protect property buyers with a clear grasp of what they're purchasing.

RPR preparation incorporates a search for relevant encumbrances registered against the title, a search for all plans related to the location of boundaries, a field survey and the preparation of a plan/diagram reflecting the results of the survey and title search.

Optionally, the completed RPR can be sent to the appropriate municipality to receive a Certificate of Compliance. Fees for this service vary by municipality. The Certificate of Compliance is granted to those properties that, based on the RPR provided, comply with the local municipal bylaws.

RPR Cost vs Update Cost

The amount of work to prepare an RPR differs between properties due to lot size, shape, number of buildings, natural features, age and availability of property boundary evidence.

If a previous survey has been done on a property, an updated RPR may be created at lesser cost, pursuant to a few restrictions. Update RPR’s can be carried out if a previous RPR has been completed by Don Wilson Surveys Ltd on the same property so long as it is not more than 5 years old. If you require an RPR update, please contact Don Wilson Surveys Ltd to discuss savings opportunities.


A Real Property Report is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries. (Improvements to be shown are outlined in Part D, Section 8.5 of the Manual of Standard Practice.)

Over the years, the standards for Real Property Reports have changed.

It takes the form of a plan or illustration of the various physical features of the property, including a written statement detailing the surveyor’s opinions or concerns.

It can be relied upon by the buyer, the seller, the lender and the municipality as an accurate representation of the improvements on your property


Property Owners, to be informed of:

The locations of improvements within the property boundaries
Any encroachment from adjacent properties
Property compliance with municipal requirements.

Property Purchasers, to be informed of:

The boundary and improvement locations on the property
Any problems relating to the property boundaries.

Municipalities, to assist them:

In determining compliance with bylaws and fire codes.
In the planning and development process.

Property Sellers (vendors), to provide:
Protection from potential future legal liabilities resulting from problems related to property boundaries and improvements.

Mortgage Lenders, to be informed of:

Conformance of improvements with municipal bylaws, and problems that may have to be resolved prior to the registration of the mortgage.

Realtors, to:

Provide a visual representation of the property for sale
Meet requirements of the real estate listing/purchase contract, and
Have information to avoid delays in completing property transactions when a Real Property Report is arranged early in the sales process.

Purchasing a property may be the largest financial investment you ever make. With a Real Property Report, owners are aware of any boundary problems. They know whether their new home is too close to the property line, or part of their garage is on their neighbour’s land or vice versa.

Since legal complications may occur if a sold property fails to meet requirements, a Real Property Report protects the seller.

Your Real Property Report will show:

Diagram from inside the Real Property Report brochure.
Legal description of property and municipal address (A)
Dimensions and directions of all property boundaries (B)
Designation of adjacent properties, roads, lanes, etc. (C)
Location and description of all relevant improvements situated on the property together with dimensions and distances from the property boundaries (D); for a list of the improvements which must be shown, refer to Part D, Section 8.5 of the ALSA's Manual of Standard Practice.
Other significant improvements (E)
Right-of-way or easements as noted on the title to the property at the date of survey (F)
Location and dimension of any visible encroachments onto, or off of, the property (G)
A duly signed certification and opinion by an Alberta Land Surveyor (H)
Copyright (I)
A municipality may request additional information
Permit Stamp (J) (where applicable)

How is a Real Property Report prepared?
A registered Alberta Land Surveyor is the only individual who can legally prepare a Real Property Report. A valid Real Property Report must bear the original signature and permit stamp of the Alberta Land Surveyor.

In preparing a Real Property Report, an Alberta Land Surveyor will:

Search the title of the subject property
Search all pertinent encumbrances registered against the title of the subject property
Search all plans related to the location of boundaries of the subject property
Perform a field survey to determine the dimensions of the property and location
Of improvements to prepare a plan (diagram) reflecting the results of the field survey and title research.

The amount of work to prepare a Real Property Report varies between properties. Lot size and shape, number of buildings, natural features, age and availability of the property boundary information all affect the cost. A Real Property Report is only a small portion of your total property investment and may help you avoid costly problems in the future.

A Real Property Report does not include replacement of any property corner posts. Arrangements can be made to have property boundaries visibly marked on the ground. It is most economical to have this additional service performed at the time of the survey. Neighbouring landowners occasionally share the cost because of the mutual benefit of the Real Property Report and marking of boundaries.


Problems are identified and can be resolved before a sale is finalized.
Owners know accurate locations and dimensions of buildings, improvements, rights-of-way and encroachments relative to boundaries of their property.
Purchasers know the physical dimensions of the property.
Financing usually requires verified survey information.
Property transactions are simplified and development and building permits require boundary information.

Lot Grading Is a Significant Element of New Home Construction
Lot grading is an important component of new home construction. The purpose of lot grading is to provide good drainage away from buildings and adjacent properties for the benefit of property owners.

Lot Grading and Municipalities
Many municipalities require a Lot Grading Certificate to ensure grading is done properly and in compliance with municipal requirements. Actual requirements vary from municipality to municipality.

What Does a Lot Grading Certificate Show?
A Lot Grading Certificate is a document that can be prepared by an Alberta Land Surveyor. It shows several current elevations of a lot in comparison with design grades that were previously approved by the municipality. It is intended to show where water will drain on a property.

The Lot Grading Certificate needs to be submitted to a municipality for rough and final grade approvals. Approval is based on the requirements of a municipality and is subject to their inspection.

If You Require a Lot Grading Certificate
If you require a Lot Grading Certificate, it may be more convenient to contact the Alberta Land Surveyor, if you know who it is, who prepared the subdivision plan or real property report.


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