What Land Survey Companies Do – Beyond RPRs, Infill & Development Surveys

Most people in Alberta only think about land surveyors when they need a Real Property Report (RPR) for buying or selling a home. But land surveyors do far more than RPRs. Behind almost every new subdivision, infill build, or development permit in Alberta, a land survey company plays a key role in making sure the project is properly documented.

This guide breaks down the services Arc surveys provides, what each survey is used for, why the City of Calgary and Alberta Land Titles rely on them, and when homeowners, developers, and builders need them.

RPRs: The Most Familiar Service, But Just the Beginning

A real property report is an as-built survey showing:

  • The property boundaries
  • Permanent structures and improvements
  • Distances from buildings to property lines
  • Easements, rights-of-way, and visible encroachments

RPRs are required for most real estate transactions and help confirm zoning and bylaw compliance. They tell buyers and sellers what is on the property, not just what appears on maps or at land titles.

But RPRs show the property as it exists today. They don’t support future planning, new construction, subdivision, or multi-lot development. That’s where other types of surveys come in.

Subdivision Surveys: Creating New Legal Parcels

When a landowner wants to split a parcel into two or more lots, Calgary land survey companies prepare:

  • A tentative plan of subdivision
  • Measurements and site information for municipal review
  • A final legal plan for registration at Alberta Land Titles

These surveys ensure new parcels meet the City of Calgary’s rules for:

  • Minimum lot widths
  • Required access
  • Setbacks

Once approved, the final plan becomes part of the official land title certificate for each new lot.

Bare Land Condominiums: Defining Unit Boundaries

Bare land condos look like fee simple homes but operate under condominium legislation. Land surveyors prepare the plans that legally define:

  • The boundaries of each bare land condo unit
  • The common property
  • Utility and access areas

Because a bare land condominium creates individually titled parcels of land, survey accuracy is critical. Surveyors also provide RPRs when bare land condo units are sold.

Infill Construction Surveys: Building Inside Established Communities

Infill development is common across Calgary as older homes are replaced with new builds. For these projects, surveyors provide:

  • Development permit surveys for designers
  • Construction layout for footings and foundations
  • As-built surveys to confirm final locations

These surveys help builders:

  • Avoid crossing property lines
  • Ensure the structure fits the approved building envelope
  • Show compliance when applying for a Calgary development permit

They also support multi-residential projects, duplex builds, garage suites, and backyard suites.

Development Permit Surveys: A Base Map for Designers and Planners

Before applying for a permit, most projects require a survey showing:

  • Property boundaries
  • Existing structures
  • Setbacks
  • Utilities and rights-of-way
  • Topography and grades

Architects, engineers, and planners rely on this data to design buildings that meet zoning requirements. Without it, projects risk denial or redesign.

Encroachments: What They Are and How Surveyors Help

Surveyors frequently uncover encroachments.

These may include:

  • Fences
  • Concrete pads
  • Driveways
  • Garage eaves
  • Retaining walls

Encroachments can trigger:

  • A removal of the encroachment
  • A formal encroachment agreement, or a Consent Letter

Identifying these issues early helps avoid setbacks when selling or applying for permits.

Land Titles & Survey Plan Registration

Many surveys, including subdivision plans and condominium plans, are registered with Alberta Land Titles, where they become part of the permanent legal record. These plans define:

  • Lot boundaries
  • Roadways
  • Rights-of-way
  • Easements

Surveyors ensure all measurements match the province’s surveying standards before registration.

How Long Do Surveys Take & What Do They Cost? (Estimates Only)

Survey timelines vary depending on:

  • Property size
  • Number of structures
  • Complexity

Typical ranges (estimates):

  • RPR update: several hundred dollars
  • Full RPR: higher range
  • Subdivision, infill, bare land condo, or development permit surveys: vary by project

For accurate pricing, Arc Surveys recommends requesting a quote on their website.

Planning a Project or Need Survey Support?

Understanding property boundaries is essential, but only a licensed land surveyor can confirm them accurately. Whether preparing to sell, applying for a development permit, planning new construction, or resolving an encroachment, professional survey support helps avoid costly mistakes.

Before moving forward with a project, review your property details, confirm survey requirements, and consult a Arc Surveys for guidance.

👉 Request a survey quote or speak with our team today: https://www.arcsurveys.ca/land-survey-quote