Understanding Real Property Reports
Before you list a property for sale in Alberta, it is important to understand that you are going to need an RPR. What exactly is an RPR? An RPR or Real Property Report is a plan or survey of the property that shows the location of all improvements on the property as they are situated in relation to the property’s boundary lines. The Alberta Land Surveyors Association states that the RPR should include a “written statement detailing the surveyor’s opinions and concerns” and “can be relied upon by the buyer, the seller, the lender and the municipality as an accurate representation of the improvements on your property.”
An RPR is required upon the sale of real property to ensure that the land and improvements comply with all municipal by-laws. In Calgary, upon receipt of an updated RPR, the city will review its records and, if everything is in order, issue a Certificate of Compliance stating that all improvements, including the house, sheds, decks and fences, are in compliance with all municipal regulations, including local setback requirements.
The Alberta Real Estate Association’s standard form of purchase contract states that a RPR is the obligation of the seller and should reflect the “current state of improvements on the property.” Municipalities and attorneys throughout Alberta tend to differ in their interpretation of this obligation. Everyone, however, seems to agree that the failure to provide an up-to-date RPR in a timely manner is a leading cause of closing delays.
To avoid this scenario, it is good practice to order an updated RPR as soon as the property is listed for sale. If there have been no changes to the property since the date of the original RPR, then the old one may suffice. If updates and modifications to the property need to be reflected, it makes sense to save time and money by contacting the land surveyor who prepared the original RPR to handle the update. The important thing is to make sure all sides are in agreement and advance the process as soon as possible to avoid costly, stress-inducing delays.
RPRs have been in use in Alberta since 1987. Any homeowner who purchased property after that date should have one in their files. If you are having trouble locating an old RPR, you can try to obtain a copy through the current lender on the property or through the lawyer’s offices that represented the buyer and seller in the original transaction.
An RPR is a visual snapshot in time of a particular property and it provides everyone involved in the conveyance with valuable knowledge regarding encroachments, setback violations, chain of title issues, mislocated fencing and a myriad of other possible concerns. If you are a seller, make sure your RPR is up-to-date and reflects the current state of affairs on your property. If you are a buyer, rely upon your Realtor and lawyer to interpret the RPR and advise you of potential issues that might impact your closing and use and enjoyment of the property.
Are you looking to Sell or Buy a home in Calgary and need someone who won’t rest until you’ve found your dream home or until your home is sold? I’ll work hard to earn your trust and to deliver exactly what you need. Contact me at 403-589-0004 or at TheHowardTeam.net.
About Bryon Howard
Bryon Howard and his team of Calgary real estate professionals sell an average of two homes a week. He is a member of the MLS Million Point Club, which ranks him roughly in the top 1% of productive realtors in Calgary. His aim is not just to please clients but to help them buy/sell a home in Calgary at the best price, in the shortest time, and with the least hassle. He is a member of the RE/MAX House of Real Estate that leads in the Canadian market. Learn more about Bryon at TheHowardTeam.net.
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