Thinking about selling or buying in Valley Ridge or nearby Rocky View? You have probably heard someone ask for an Alberta Real Property Report and wondered if you really need one. You want a smooth closing and no last-minute surprises. This guide explains what an RPR is, when it matters in Calgary and Rocky View County, how long it takes, what it costs, and how to use it to protect your sale or purchase. Let’s dive in.
What an RPR is
An Alberta Real Property Report is a legal survey document prepared and stamped by a licensed Alberta Land Surveyor. It shows the exact location of your home and other improvements relative to property boundaries and any registered easements or right-of-way on title. Its purpose is to identify encroachments and confirm how your structures sit against municipal setback rules and registered instruments.
What it includes
- Legal description and address, scale, north arrow, and surveyor’s stamp with date.
- Measured distances from property lines to buildings, decks, garages, fences, and similar features.
- Locations of easements, right-of-way, or covenants that appear on title.
- Notes on visible encroachments like eaves, steps, sheds, or retaining walls.
- A plan view drawing, legend, and surveyor’s certificate.
What it is not
- It is not a new subdivision plan or a change to your title.
- It is not a guarantee of title ownership.
- It is not a boundary dispute ruling, even though it is prepared by a licensed surveyor.
Why RPRs matter locally
In Calgary and Rocky View County, RPRs are often part of permit applications and resale due diligence. Municipal planning teams rely on current survey information to confirm setbacks and compliance. Lenders and title insurers also commonly request an RPR when they assess risk for a mortgage or policy.
City of Calgary basics
If your Valley Ridge property is within Calgary limits, the City may request a recent RPR for permits involving additions, decks, garages, fences, or suites. For resales, many transactions use existing RPRs when they are recent and show no issues. Acceptance windows vary by file, so confirm requirements for your situation.
Rocky View County notes
For properties outside Calgary city limits, Rocky View County has its own rules. The County often requires an RPR for development permit applications or compliance checks. Setbacks and environmental reserve considerations can differ from Calgary, so timing and documentation may vary.
When you need an RPR
You will most often see RPRs in resale transactions, permit applications, and when resolving compliance questions.
For sellers
- Provide your existing RPR if it accurately reflects current conditions. Many lenders and insurers prefer an RPR from the past 6–12 months, but acceptance varies.
- Update the RPR if you added or changed anything since the last one, such as fences, decks, sheds, driveways, additions, pools, or retaining walls.
- Order a new or updated RPR before listing if you suspect encroachments or plan to resolve permit issues. Including a current RPR in MLS documents can build buyer confidence and speed up due diligence.
For buyers
- Request the seller’s RPR as a condition of purchase or as part of your review period.
- If the RPR is missing or outdated, consider making your offer conditional on obtaining and reviewing a current RPR.
- If you plan renovations or see signs of possible boundary issues, a new RPR before closing is a smart move. Your lender or title insurer may also require it.
Process, timing, and costs
Only a licensed Alberta Land Surveyor can prepare and certify an RPR. Here is how it usually works.
Typical steps
- Engage a local Alberta Land Surveyor.
- The surveyor completes a site visit to measure and document existing improvements.
- The surveyor prepares the plan, references registered instruments on title, and issues the stamped RPR.
- If you make changes later, an update is required.
Timelines and fees
- Turnaround is commonly 1–3 weeks, depending on season, workload, and property complexity. Rush options may be available for an extra fee.
- Typical residential costs in the Calgary area range from about CAD 400 to 1,200. Larger or more complex lots usually cost more. An update may cost less than a full new RPR.
- Sellers often pay for the RPR before listing, but you can negotiate who covers costs.
Common issues in Valley Ridge and NW Calgary
RPRs often flag small problems early so you can address them before closing.
- Fences or driveways that cross lot lines.
- Sheds, decks, or garages sitting too close to boundaries based on setback rules.
- Eaves, steps, or retaining walls that encroach onto neighboring parcels or municipal land.
- Encroachments into utility or drainage easements.
- Improvements built without permits.
Valley Ridge and nearby areas include a mix of regular suburban lots, irregular shapes, and properties near ravines or green space. These factors can make setbacks and encroachments more likely and can complicate interpretation.
RPR vs title insurance
An RPR is a measured snapshot of physical conditions at the time of survey. It shows where structures sit and whether they encroach. Title insurance is a policy that covers many title-related risks and certain permit or zoning matters depending on the policy. It does not map your property or identify physical encroachments on its own.
The two work together. Insurers often rely on RPRs to decide coverage and to note exceptions. Do not assume title insurance replaces an RPR when boundary or setback questions exist.
How we coordinate RPRs for listings
A current RPR can help you sell faster and with fewer surprises. Here is how a local listing team typically handles it.
- Start early: confirm whether a recent RPR exists and whether anything has changed since it was issued.
- Review title: check for registered easements or caveats that must appear on the RPR.
- Book the survey: engage a surveyor experienced with NW Calgary and Rocky View County lot types, ravines, and environmental reserve interfaces.
- Set expectations: communicate timelines in the listing notes and to buyer agents.
- Share proactively: include the RPR in the MLS package when possible.
- Manage updates: if buyers request a newer RPR, coordinate timing and agree on cost allocation.
Quick checklists
Sellers preparing to list
- Find your most recent RPR and note the date.
- If you added or altered structures since, plan for an update.
- Order early if you have an irregular lot or are near green space or environmental reserve.
- Budget for 1–3 weeks and typical Calgary costs.
- Provide the RPR to your agent for buyer review.
Buyers doing due diligence
- Ask for the existing RPR before waiving conditions.
- If there is no current RPR, consider a condition to obtain and review one.
- If you see signs of encroachment, insist on a current RPR.
- Consider title insurance as a complement to, not a replacement for, an RPR.
Final thoughts
An Alberta Real Property Report helps you see exactly how a property fits on its lot and whether anything encroaches or conflicts with municipal rules. In Valley Ridge, Calgary, and Rocky View County, having a current RPR can shorten negotiations, reduce conditional clauses, and keep closings on track. If you are thinking about listing or buying and want a clean, confident process, connect with the local team that handles these steps every week.
Ready to plan your move with local guidance? Reach out to The McKELVIE GROUP for clear advice and next steps.
FAQs
What is an Alberta Real Property Report?
- It is a stamped survey by a licensed Alberta Land Surveyor showing structures, boundaries, and any visible encroachments at the time of survey.
How current should an RPR be for a Valley Ridge sale?
- Many parties prefer an RPR from the past 6–12 months, but acceptance depends on the buyer’s lender, title insurer, and municipal needs.
Do I need a new RPR if I built a deck or fence?
- Yes, if you added or altered improvements since the last RPR, an updated RPR is typically required to reflect current conditions.
How long does an RPR take in NW Calgary?
- Typical turnaround is about 1–3 weeks, with rush service sometimes available for an additional fee.
Who usually pays for the RPR in a resale?
- Sellers commonly pay before listing, but buyers and sellers can negotiate who covers costs in the purchase contract.
Does title insurance replace an RPR?
- No. Title insurance covers many title-related risks, while an RPR documents physical conditions and potential encroachments.
Are RPRs required for permits in Rocky View County?
- The County commonly requires an RPR for development permits or compliance checks, with specifics varying by application.
