Calgary Realtor - Karen Patterson

“Karen worked so hard to sell my home in Auburn Bay... even negotiated the deal while I was away in the States. Appreciate her communication, dedication and hard work!”  -Audra Zawada

Cell: 403-370-6442

Office: 403-259-4141



Image courtesy of Arc Survey


"A lot of people don't think much about what land surveyors do. In a nutshell, we are the interpreters and providers of landmarks and records that directly impact real property." Mark Mason. IMG 

Selling a home involves a lot of moving parts, to be sure. However, we sometimes get caught up in the financials or the staging of the home and the when to list details, but forget about one of the most important aspects to selling our home, that of the Real Property Report, or sometimes just referred to as the “RPR”. If this is lacking or does not exist, then the sale of the home can be greatly hampered, delayed or cancelled.


As per the Alberta Land Surveyor’s Association website, www., “a Real Property Report is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries”. Basically, it is a ‘snap shot map’ of your property on a date when the survey was created. If changes to improvements have been made to the property or adjoining properties, then a new or modified (updated) version of the Real Property Report will need to be made. Such improvements can include, but not limited to, new or modified fencing, decks, external air conditioning units, driveways, garages or other such features. Only the updated RPR will be able to show their location relative to property boundaries.


Another key aspect of RPRs is that they are necessary to determine compliance with municipal bylaws. For example, if you have added a deck to the back of your house, it will be necessary to determine if the deck complies with the city codes about the height, etc. Some low decks do not require to be included an improvement as they fall well below a certain height. Best to check with the city as to what the minimum height is before it is required to be included on the report. If the city determines that your structure does not comply, then it is the owner’s responsibility to remedy before putting the property on the market to sell. Thus, early preparation of the RPR is necessary and can significantly speed up the process of selling a property.


Not only does the city want to confirm compliance of your home improvements and structures, but other professionals involved in the sale process also need to see the report. They may include,


Property owner

  • See the location of improvements within the property boundaries
  • Any encroachments from adjacent properties
  • Property compliance with municipal requirements

Property Purchaser

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


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

Property Sellers (vendors)

  • Protection from potential future legal liabilities resulting from problems related to property boundaries and improvements

Mortgage Lenders

  • Conformance of improvements with municipal bylaws
  • Problems that may have to be resolved prior to registration of the mortgage

Real Estate Agents

  • Provide a visual representation of the property for sale
  • Meet requirements of the real estate listing/purchase contract
  • Have information to avoid delays in completing property transactions when a Real Property Report is arranged early in the sales process
  • Process the home sale or buy transaction

  • RPR starts at the seller's lawyer office, then gets transferred to the buyer's lawyer office

  • Require RPR for title transfer purposes 


A Real Property Report is not required for conventional condo style apartments, but is required in bare land condo style properties. If you are unsure of what you currently own or are planning to purchase, ask your trusted real estate agent. Conventional condos do not need a real property report because the Condominium Plan takes the place of the Real Property Report. Your realtor can assist you in the area as she can easily get a copy of the Condo Plan before submitting an offer to purchase or if you decide to list your condo to sell.


You can conveniently have your existing RPR updated, and so best advice is to contact the company that issued the stamp, as it should be labelled on the RPR. However, it is possible that the lawyer that you dealt with for the purchase of your home may have it on file, so do contact them if you are needing to get a copy or update it. If for some reason, you do not have an RPR at all and you are planning to sell your home, it is best to begin arranging the survey process as soon as possible. It will take about 2-3 weeks.


Three reputable Land Surveyors in Calgary for obtaining a Real Property Report on your property:

1.      Global Raymac

T: 403 283 5455


2.      Stantec

T: 403 269 5150


3.      Arc Surveys

403 277 1272



For more information about the Real Property Report, please click here:


Thank you for reading my blog post for the week of November 28th, 2016. Feel free to contact me if you have any real estate required needs or questions. Please forward this to anyone you know who you know may benefit.


Thank you!



Read full post


"Nature holds the key to our aesthetic, intellectual, cognitive and even spiritual satisfaction"

- E.O. Wilson, American Biologist and World Renown Ant Specialist 

I hadn’t begun to think about Christmas, being mid November or so, until I received an email from my good friend J’val, inviting my daughter and I to participate in a one of a kind ‘mother and daughter’ decorative planter making workshop. This looked and sounded interesting. We didn’t hesitate and signed up.


The workshop was held at the lovely and beautifully decorated Wolf Willow Studio, owned and operated by Michalena Bamford, a self - taught artist who specializes in making art with her hands, especially if it involves Mosaic. Michalena operates Rocky Mountain Wreaths out of Wolf Willow Studio, her space that holds her passions of nature, mosaics, and community art, during the holiday season. The mandate of RMW is to use native, sustainable plant material to provide Calgarians with a local, green option for holiday decor. Building community and supporting other artists is very important to her.


Each of us (moms and daughters) started with a large black plastic pot, where Michalena and her assistant, Chelsie, had prepared with a product called ‘oasis’ that would hold the stems of the greenery, saturated with water. We also each received a nicely tied bundle of greenery, from local trees and bushes, with which we would use to make our planter creations. Such greenery included Juniper, Pine, Cedar (from BC as it doesn’t grow in Alberta), and various twigs. Bamford states, “I started offering the workshops because I know how wonderful it is to create things with your own hands with friends, and I love sharing information about the incredible benefits of our indigenous flora! Nature provides so many sensory benefits to us, I love to help others find the natural beauty of the season!” It was a lot of fun and when we were done, we were invited to talk about our planters and have a little ‘critique’, feeling much like ‘real’ artists. Oh, and wine, Nanaimo bars, chocolates, Mandarin oranges and cider were ample, tempting us and reminding us that Christmas is but just around the corner.


The planters turned out beautifully, and we immediately put them at the front and back door of our condo, adding instant ‘curb appeal’ to our home. A great idea to freshen up a home, regardless of whether you are planning to sell or not. Who doesn’t love fresh greenery?


In addition to offering workshops, Michalena hosts an annual Winter Market, this year it is on Dec.4th 10-4pm. Chelsie is also passionate about sharing green education too, operating a landscaping business called Chelsie's Soil-Unions. For more information, contact Wolf Willow Studio.


Thank you for reading my post and feel free to share. Enjoy getting ready for the holiday season!





Read full post

"Don't wait to buy real estate. Buy real estate and wait" - Anonymous 


I hope this finds you and your family well, enjoying the sunny warm skies in early November for Calgary and surrounding areas. What happened to the snow? Well, I am sure it will be back before too long. 


Good news in housing sales this past month of October, as per the video published by the Calgary Real Estate Board below. Sales are not only up 16% since October 2015, but the detached home market performed very well and in some pockets of the city, was really more of a seller's market than a buyer's market. 


How so? Many factors can come into play here, however, the change to the mortgage qualification process on October 17th, 2016 stimulated a lot of purchasing, as some folks wanted to get in before the changes came about mid month. It will be very interesting to see how November 2016 compares to November 2015. Are we stepping out of the slump or was October just a one off? The market will show us next month after the sales stats are in. Stay tuned!





Enjoy your month of November, what ever that means for you - your work, your friends and family, your health and how you characterize your lifestyle.


If you or someone you know requires real estate services, such as a free home evaluation (no obligation!), then please feel free to pass along this post and to contact me directly. Thank you for reading!



'moving you forward every step of the way'  

Read full post
Data supplied by CREB®’s MLS® System. CREB® is the owner of the copyright in its MLS® System. The Listing data is deemed reliable but is not guaranteed accurate by CREB®.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.
The trademarks REALTOR®, REALTORS®, and the REALTOR® logo are controlled by The Canadian Real Estate Association (CREA) and identify real estate professionals who are members of CREA. Used under license.