Real Property Report (RPR) in Alberta: What It Is, What It Costs and Who Pays (2026)

Updated November 2, 2026 · Written by Justin Warthe, Team Lead, The Top Calgary Real Estate Team

If you are selling a house in Calgary, the Real Property Report is the document most likely to delay your closing, and if you are buying, it is the one most likely to protect you from inheriting someone else's fence, deck or garage problem. Here is what an RPR is, what it costs, who pays, how long it takes, and what to do when there is a problem on it.

Quick answer: A Real Property Report (RPR) is a legal document prepared by an Alberta Land Surveyor that shows the boundaries of a property and the location of every structure on it relative to those boundaries. In Alberta's standard residential purchase contract the seller provides a current RPR with evidence of municipal compliance, unless the parties agree on title insurance instead. In 2026 a new RPR for a Calgary detached home typically costs $600 to $900 plus roughly $250 for the City of Calgary compliance stamp, and the whole process takes three to five weeks, so sellers should order it when they list, not after an offer. Apartment-style condos do not need one.

Key takeaways

• An RPR shows boundaries, the house, garage, decks, fences, sheds, retaining walls, easements and encroachments, as surveyed by an Alberta Land Surveyor; the City of Calgary's compliance stamp confirms the structures meet the land use bylaw's setback rules or have been approved.
• Under the standard AREA residential purchase contract the seller supplies the RPR and compliance, so sellers should budget $850 to $1,200 and three to five weeks, or $300 to $500 to update an existing RPR if nothing outside has changed.
• Common RPR problems in Calgary: a deck, shed or garage built without a permit, a fence or eave over the property line, and an addition that violates a setback. Most can be fixed with a relaxation, a permit or an encroachment agreement, but they take time.
• Title insurance is the usual workaround when there is no time to get an RPR, but both parties must agree in writing, and it protects against loss rather than fixing the underlying problem.

What an RPR shows and why it matters

The surveyor measures the lot and places every structure on a drawing with distances to the property lines: the house, attached and detached garages, decks and porches, fences, sheds, retaining walls, driveways, rights-of-way and easements registered on title, and anything that crosses a boundary. The City of Calgary then reviews the RPR against its land use bylaw and stamps it as compliant, or notes the non-compliance. For a buyer, that stamp is the difference between knowing the garage is legal and finding out two years later that it has to be moved. For a seller, a clean RPR is the simplest way to avoid a last-minute holdback or a price reduction.

Cost, timing and who pays

Costs are typical ranges reported by Calgary surveyors and law firms in 2026 and vary by lot size and complexity; get quotes. Under the standard Alberta contract the seller pays for the RPR and compliance unless the contract is amended.

Order the RPR the day you decide to sell. The most common closing delay we see is a seller who waits for an accepted offer, then discovers a non-compliant deck with three weeks to possession. If you have an older RPR and nothing has changed outside (no new fence, deck, shed, garage or addition), the original surveyor can usually update it for less and faster, and you will sign a statutory declaration confirming nothing has changed.

When the RPR shows a problem

1. Setback violation (a structure too close to a property line): apply to the City for a development permit relaxation. Many minor relaxations are approved; some are not, and the structure must be altered.
2. Encroachment onto City land (a fence or eave over the lane or boulevard): apply for an encroachment agreement, which is registered on title and carries a fee.
3. Encroachment onto a neighbour's land: negotiate an encroachment agreement with the neighbour or remove the structure; a lawyer should handle it.
4. Unpermitted structure: apply for the permit retroactively; an inspection may be required.
5. No time before closing: the lawyers may agree on a holdback from the seller's proceeds until compliance is obtained, or the buyer and seller may agree in writing to accept title insurance in place of the RPR.

What buyers should do with the RPR

Read it. Walk the lot with the drawing and confirm the fence is where the RPR says it is, the shed exists, and nothing has been built since the survey date. Ask your lawyer about any easements or rights-of-way, because a utility right-of-way across the backyard limits what you can build later. If the seller offers title insurance instead of an RPR, understand that it compensates you for a covered loss; it does not make a non-compliant garage compliant.

This guide is general information, not legal, mortgage, tax or appraisal advice. Rules and fees change; confirm the current details with the City of Calgary, the Government of Alberta, the Canada Revenue Agency, your lawyer, lender or accountant as appropriate.

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Frequently asked questions

What is a Real Property Report?

A legal document prepared by an Alberta Land Surveyor showing a property's boundaries and the location of all structures, fences, decks, easements and encroachments relative to those boundaries. The City of Calgary reviews it and stamps it for compliance with the land use bylaw.

Who pays for the RPR in Alberta?

Under the standard Alberta residential purchase contract the seller provides a current RPR with evidence of municipal compliance. The parties can agree in writing to use title insurance instead.

How much does an RPR cost in Calgary in 2026?

A new RPR for a detached home typically costs $600 to $900, an update of an existing RPR $300 to $500, and the City of Calgary compliance stamp about $250. Rush fees add $150 to $300. Get quotes; costs vary with lot size and complexity.

How long does an RPR take?

Roughly three to five weeks in total: one to three weeks for the surveyor and one to two weeks for the City's compliance review. Order it when you list, not after an offer.

Do condos need an RPR?

Conventional apartment-style condos do not. Bare land condos, where you own the lot, generally do.

Can title insurance replace an RPR?

Only if the buyer and seller agree in writing. Title insurance compensates for covered losses; it does not correct a non-compliant structure or encroachment.

About The Top Calgary Real Estate Team

The Top Calgary Real Estate Team is a Calgary real estate team brokered by Real Broker and led by Justin Warthe. The team has sold more than $1 billion of Calgary and area real estate, has 180 five-star Google reviews, and helps clients buy or sell a home about every 48 hours. Our office is at 1907 34 Avenue SW in Marda Loop, and we work across Calgary, Airdrie, Cochrane, Okotoks, Chestermere, Strathmore, High River and the surrounding acreage country. Read our client reviews or book a call.

This page is general information, not legal, mortgage, tax or appraisal advice. A market evaluation from a REALTOR® is an opinion of value, not an appraisal. Benchmark prices are from the Calgary Real Estate Board (CREB®) for September 2026 and change monthly.

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