Selling or buying a home in Cochrane or Rocky View County? One document can make or break your closing: the Real Property Report. You want a smooth sale, no last-minute surprises, and confidence that everything on your lot is where it should be. In this guide, you’ll learn what an RPR is, how municipal compliance works, when to order it, and practical steps that keep your deal on track. Let’s dive in.
What is a Real Property Report?
A Real Property Report (RPR) is a surveyor-certified site plan that shows where all visible improvements sit on your property relative to legal boundaries. A Registered Alberta Land Surveyor prepares and signs it. The RPR outlines the house, garage, sheds, decks, fences, driveways, easements, and other features against the legal description on title.
The purpose of an RPR is to confirm whether your improvements appear to meet municipal bylaws and respect easements and setbacks. It does not change your title. It documents what is on the ground and can flag issues like encroachments or setback problems.
You’ll often hear two terms: a basic RPR and an RPR with municipal compliance. The basic RPR is the drawing and surveyor’s certificate. An RPR with municipal compliance includes a stamp or letter from the municipality showing the RPR was reviewed and found to comply with local bylaws at the time of review.
Who prepares it and who stamps it
Only a Registered Alberta Land Surveyor prepares and certifies RPRs. Local firms in and around Cochrane can provide quotes and timelines. Surveyors follow professional standards set by the Alberta Land Surveyors’ Association and can advise on how to stage the process.
The municipality handles the compliance stamp. The Town of Cochrane or Rocky View County reviews the RPR against zoning bylaws, development permits, and building permits. If everything checks out, they stamp the RPR or issue a compliance confirmation. If the RPR shows non-compliance, the municipality may refuse to stamp it and require a remedy.
Lenders often require an RPR when you register a mortgage. Some lenders will accept an RPR without a municipal stamp, while others may ask for the compliance review or impose a holdback. Municipal compliance and lender requirements are separate. You should plan to satisfy both when required.
How municipal compliance works locally
A compliance stamp confirms the municipality has reviewed the RPR and that visible improvements meet bylaws and any active permits at the time of review. It is not a building permit or a warranty. It does not retroactively legalize unpermitted work.
If non-compliance is found, the municipality may refuse to stamp the RPR until you complete a remedy. Typical remedies include applying for a development or building permit after the fact, requesting a variance, relocating or removing a structure, or registering an agreement. The municipality can also issue directions to the property owner.
Timelines vary. Expect several business days to a few weeks depending on workload and complexity. Rural files in Rocky View County can be more complex due to larger parcels and multiple outbuildings. A local surveyor can often submit the RPR for you and track the municipal review.
If you have questions about current processing times, contact Town of Cochrane Planning and Development or Rocky View County Planning and Development. Your surveyor and your lender are also key contacts for requirements and acceptable timelines.
Why timing matters
Late or missing RPRs cause real problems. Without a current RPR at closing, you may face lender holdbacks, delayed possession, or a scramble to fix issues. If an encroachment shows up late in a deal, it can lead to price changes, rushed repairs, or a terminated contract.
The simplest fix is to start early. Sellers should order an RPR before listing, especially if anything has changed since the last RPR. Buyers should review the seller’s RPR during conditions and confirm whether it includes a municipal compliance stamp.
Seller timeline: what to do and when
- Before listing: if you added a deck, shed, fence, or garage since your last RPR, plan for a new one. Ask your surveyor to include municipal submission and compliance as part of the scope.
- During conditions: if you did not order it before listing, order the RPR immediately after accepting an offer subject to conditions. Build enough time for municipal review.
- Before closing: resolve any municipal comments. If there is a minor issue, discuss options with your surveyor, municipality, and lawyer.
Buyer due diligence: protect your closing
- During your condition period: request the RPR and check the date. Confirm whether it carries a municipal compliance stamp. If the home has new visible improvements not shown on the RPR, ask for an updated RPR.
- If the RPR shows issues: request municipal notes and a remedy plan from the seller. Consider legal advice if the issue is material.
- Contract clarity: if the seller cannot provide a current RPR with compliance, make it a condition with realistic timelines.
Practical checklists
Seller checklist to order an RPR
- Contact a Registered Alberta Land Surveyor for quotes and timelines. Ask if they will submit to the Town of Cochrane or Rocky View County for compliance.
- Provide the legal description, title, any previous RPRs, building permit documents, and property access.
- Confirm turnaround time and whether municipal fees are included or billed separately.
- If improvements were added after your last RPR, plan for a new survey rather than a simple update.
Buyer checklist to review an RPR
- Check the RPR date and look for a municipal compliance stamp or letter.
- Confirm that all visible structures appear on the plan. If not, request an updated RPR.
- If non-compliance appears, ask for municipal correspondence. Discuss remedies and timelines with the seller.
- Align with your lender on what they require and by when.
Cochrane town lots: simple steps that save time
Cochrane properties often involve fences, decks, and detached garages. Small structures can trigger setbacks and permitting rules. If you made exterior changes since the last RPR, order a new one early. Ask your surveyor to submit to the Town of Cochrane for compliance and to confirm current processing times.
Having an RPR with compliance ready at listing can strengthen your disclosure package. It gives buyers confidence and can reduce conditional offers tied to survey concerns.
Rocky View County acreages: plan for complexity
Acreage and rural parcels may include multiple outbuildings, agricultural structures, and unique setbacks. Larger areas can lengthen fieldwork time for the surveyor. Confirm your land-use district and any prior development permits with the County. Build extra time into your timeline and be clear about the scope with your surveyor at the outset.
If you are buying in the County, consider a contract condition for a satisfactory RPR and municipal compliance, or for a written remedy plan if issues arise.
Who usually pays for the RPR?
It is common for the seller to provide and pay for a current RPR when listing a property, but this is negotiable. Clarify responsibility for ordering and paying for the RPR and the municipal compliance review in the listing or the purchase contract. Clear agreement upfront prevents friction later.
Common scenarios and remedies
- RPR shows a fence over a setback: you may need to apply for a variance, move the fence, or register an agreement if permitted. The municipality decides what is acceptable.
- Garage or deck added without a recorded permit: the municipality may require a permit application or inspection after the fact. Approval timelines vary.
- Older RPR with no visible changes: some lenders may accept it, while others prefer a newer RPR. Your lender and lawyer can align on what is acceptable for closing.
Your action plan
- If you are a seller: order the RPR now and request municipal compliance. Build in time to resolve any issues before you hit the market.
- If you are a buyer: review the RPR during conditions, confirm whether compliance is included, and align requirements with your lender.
- For rural properties: allow extra time and confirm County rules early.
If you want a clear game plan for your property, reach out. As your local guide, Natherine Leger can help you time the RPR, navigate municipal compliance, and structure contract terms that protect your closing.
FAQs
What is an RPR and why do Cochrane buyers and sellers need it?
- An RPR is a surveyor-certified site plan showing improvements and boundaries; it is commonly required on resale transactions and by lenders, and it helps confirm municipal bylaw conformity.
What does a municipal compliance stamp mean on an RPR?
- The stamp shows the municipality reviewed the RPR and that visible improvements complied with bylaws at the time of review; it is not a permit or a warranty.
How old can an RPR be before lenders or municipalities reject it?
- There is no province-wide expiry; lenders often prefer recent RPRs and updates if changes occurred, and acceptability varies by lender and municipal expectations.
Do condos in Alberta require an RPR for resale?
- Condominium properties rely on the condo plan rather than individual lot surveys, so an RPR is less commonly required, though specific lender or lawyer requests can still apply.
How long does municipal stamping take in Cochrane or Rocky View County?
- Timelines vary with workload and complexity; plan for several business days to a few weeks and confirm current processing times with the Town or the County.
What happens if my RPR shows a setback issue or encroachment?
- Typical remedies include applying for permits after the fact, seeking a variance, modifying or relocating the structure, or registering an agreement, subject to municipal approval.
Can a buyer order their own RPR if the seller cannot provide one?
- Yes, buyers can order an RPR or require an updated one through contract terms, with appropriate access permissions and timing built into conditions.
