When buying or selling a home in Calgary, few documents create more confusion, but also prevent more problems than the Real Property Report (RPR). It’s one of the most essential pieces of information in any Alberta real estate transaction. Yet many homeowners don’t fully understand what it is, why it matters, or what happens when issues arise on one.
This guide breaks down why Real Estate RPRs matter, the risks of selling or buying without one, the problems they commonly uncover, and how Calgary buyers and sellers can avoid last-minute surprises.
Why RPRs Matter for Calgary Sellers
- An RPR Is Required in Most Home Sales
The standard AREA real estate purchase contract typically requires the seller to provide a current RPR with municipal compliance. Without it, sellers may be in breach of contract or forced to negotiate costly alternatives.
- It Prevents Delays and Collapsed Deals
The one reason real estate transactions may fall behind schedule is RPR issues discovered at closing:
- A deck added without permits
- Fences over the property line
- A garage too close to setbacks
- Concrete work extending into City land
- A basement entry not shown on the prior RPR
If the RPR is not show the current conditions of the property, the City may refuse to issue compliance.
- It Protects Sellers from Future Legal Disputes
An RPR confirms what the seller is selling. Without it, the buyer may later claim:
- A structure was misrepresented
- An encroachment wasn’t disclosed
- A fence is on the wrong lot
- Improvements violated bylaws when sold
A clean RPR with compliance protects sellers from these post-closing headaches.
Why RPRs Matter for Calgary Buyers
- You’re Buying Certainty Not Surprises
RPRs allow buyers to understand exactly what they’re purchasing:
- Where the proper boundaries are
- Whether fences, retaining walls, and garages are correctly placed
- Whether any structures cross onto neighbouring land
- Where easements and utility rights-of-way affect future plans
Online maps and title documents cannot confirm these details. Only an RPR or legal land survey can.
- They reveal costly problems before you take possession
Common buyer risks uncovered by RPRs include:
- Encroachments requiring agreements or removal
- Unpermitted additions that need retroactive permits
- Setback violations that impact future renovations
- Structures not meeting Calgary Land Use Bylaw requirements
- Shared walls, sheds, or fences that require agreements
An RPR gives buyers leverage: they can request repairs, negotiate terms, or require encroachment agreements to be completed before closing.
- Looking Ahead: Why RPRs Matter for Future Renovations
Planning a deck, garage, addition, or secondary suite?
You’ll need accurate boundary information to apply for a Calgary development permit. Buying a home without a proper RPR may significantly complicate future building plans.
Common Issues Found on Calgary RPRs
RPRs often uncover problems homeowners didn’t know existed. The most common include:
- Encroachments
These occur when a structure crosses a property line.
Examples include:
- Fences
- Retaining walls
- Driveways
- Decks or stairs
- House or Garage eaves or walls
Encroachments often require an Encroachment Agreement or a Consent Letter with the City of Calgary or the neighbouring owner.
- Unpermitted Structures
Homeowners frequently add:
- Sheds
- Deck expansions
- Poured concrete sidewalks and or patios
- Accessory buildings
- Basement entryways
If these were built without proper permits or fail to meet setback requirements, a municipal compliance stamp may be withheld.
- Setback & Bylaw Violations
Calgary’s Land Use Bylaw requires specific distances between structures and property lines. RPRs commonly reveal:
- Garages built too close to lanes
- Houses or additions that do not meet side-yard setbacks
- Projections (e.g., bay windows, eaves) that extend too far into the side yard.
- Easements & Rights-of-Way
Utility providers or the City may have rights that restrict building. An RPR clearly marks these Utility Right-of-Ways.
RPRs and Bare Land Condominiums
Bare land condominiums (also called bareland condos) differ from conventional condos because the owner holds title to the parcel of land itself. As a result, RPR requirements vary:
- If site improvements exist within the unit boundaries (e.g., a deck, sunroom, detached garage), an RPR may be required.
- For conventional condos (apartment-style), an RPR is not typically used.
Understanding what is a bare land condominium ensures buyers and sellers know their obligations before listing or purchasing.
Conclusion
Most Calgary real estate lawyers require an RPR that accurately reflects the current state of the property.
A Real Property Report protects both buyers and sellers by providing a transparent, accurate picture of a property’s condition. It identifies risks before they become deal-breakers and ensures everyone involved in the transaction can proceed with confidence.
Do You Need an Updated Real Property Report Before Buying or Selling?
A successful real estate transaction relies on having an accurate, up-to-date Real Property Report (RPR) that reflects the current conditions of the site. If your property has had added structures, older improvements, or unclear boundaries, obtaining a new RPR early on can help prevent delays, protect your sale, and ensure compliance with municipal regulations.
Whether you’re getting ready to list your property, reviewing a purchase, or planning future renovations, a licensed Alberta land surveyor can assist you in identifying potential encroachments, setback issues, and compliance risks before they lead to costly problems.
Start early, review your existing RPR, confirm if updates are necessary, and consult a qualified land survey professional if there have been any changes to your property.
Avoid last-minute delays and surprises, request a free RPR quote today and make sure your property is compliant before you need it.
