Real Property Report (RPR)

- “If this [RPR] is lacking or does not exist, then the sale of the home can be greatly hampered, delayed, or cancelled.”

The Reality of the Real Property Report (RPR) - key component to most home sales

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. http://www.alsa.ab.ca/, “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 ‘snapshot 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, 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. 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,

1.     Property owner

• See the location of improvements within the property boundaries

• Any encroachments from adjacent properties

• Property compliance with municipal requirements

2.     Property Purchaser

• The boundary and improvement locations on the property

• Any problems relating to the property boundaries

3.     Municipality

• In determining compliance with bylaws and fire codes

• In the planning and development process

4.     Property Sellers (vendors)

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

5.     Mortgage Lenders

• Conformance of improvements with municipal bylaws

• Problems that may have to be resolved prior to registration of the mortgage

6.     REALTORS®

• 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 

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 for the survey or survey update and to get the compliance stamp from the city.

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Thank you for your time and contact me today if you require a free home evaluation!