A Real Property Report, commonly called an RPR, is a legal document prepared by an Alberta Land Surveyor that shows your property boundaries and the location of buildings and other visible improvements in relation to those boundaries. And yes, you need one to sell your home. 

If you're preparing to sell your Calgary home, my advice is simple: Don't wait until you have an accepted offer to find out whether your RPR is current and compliant.

After more than 18 years as a Calgary REALTOR®, I've seen sellers face unnecessary costs, delays, and money being held back from their sale proceeds because an RPR issue wasn't discovered until after an offer was accepted.

In one transaction, $25,000 of the seller's proceeds was held back while a balcony compliance issue was being resolved.

That's why I recommend sellers deal with their RPR before their home is listed.

What Is a Real Property Report?

A Real Property Report is a legal document, a survey of the land, prepared by a registered Alberta Land Surveyor.

It shows the property's boundaries and the location of visible improvements in relation to those boundaries. Depending on the property, an RPR can show:

• The house

• Detached or attached garage

• Decks

• Balconies

• Fences

• Sheds

• Retaining walls

• Air conditioning units

• Other visible improvements

Think of an RPR as a snapshot of your property at a particular point in time. And that last part is important.
Your home may have changed since the RPR was prepared. You may have replaced a fence, added an air conditioner, built a deck or made another exterior change.

If those changes aren't reflected on the RPR, your old RPR may no longer accurately represent your property.

Does an RPR expire?

An RPR doesn't technically have an expiration date. However, an RPR can become outdated when changes are made to the property. This is one of the biggest misconceptions I see from Calgary sellers.
A seller will tell me: "We have an RPR."
That's great, but my next question is:

"Does it still accurately show your property today?"

What Is an RPR Compliance Stamp?

You may also hear the terms RPR compliance, compliance stamp or Certificate of Compliance when selling a home in Calgary.

The City of Calgary explains that a Certificate of Compliance confirms that the locations of structures shown on the RPR comply with the City's Land Use Bylaw.

It is important to understand that this is not the same thing as confirming that every renovation or improvement on your property was properly permitted.
In other words, an RPR and a compliance stamp don't mean that the City has given your entire house a blanket approval. They address specific requirements relating to the property and the improvements shown on the RPR.

That's why it is important to have the right professionals review your specific situation if you're unsure whether your existing RPR is current or compliant.

Do You Need an RPR to Sell a Home in Calgary?

Yes. If you're selling a home in Calgary, an RPR with the required compliance is an important part of the real estate transaction.

The Real Property Report (RPR) is required as per the listing and purchase contracts used in Alberta real estate transactions. As a seller, you are expected to provide the buyer with an RPR that accurately reflects the property, along with the required evidence of municipal compliance. Sometimes a buyer will ask for it prior to submitting an offer, or even as a condition of the offer.

This is why I strongly recommend having your current RPR and compliance stamp in place before your home is listed. Waiting until you have an accepted offer can put you in a difficult position if the RPR reveals a problem.

You could discover that a fence crosses a property line, a balcony requires a relaxation, an addition or other improvement doesn't meet the applicable requirements, or that your existing RPR is simply out of date because you've made changes to the property.

And once you're under contract, you're working against a possession deadline. I would much rather find those issues before we list your home, when we have time to deal with them than after you've accepted an offer.

That's why an RPR isn't something I consider a last-minute piece of paperwork.
It's part of preparing your home for sale.

Why Should You Get Your RPR Before Listing?

This is my biggest piece of advice for sellers.
Get your RPR current and deal with compliance before your home goes on the market.

Here's why.
If your RPR reveals a problem before listing, you have time to investigate it.

You may need to:

• Update the RPR

• Contact the City of Calgary

• Apply for a relaxation

• Address an encroachment

• Obtain documentation from a neighbour

• Make changes to a structure

• Obtain additional information or approvals

Some issues can be resolved quickly.
Others can take weeks or even months.
You don't want to discover that after you've accepted an offer and have a buyer waiting for a possession date.

Your biggest advantage is time.

When you deal with the RPR before listing, we have time to solve the problem. Once you've accepted an offer, we're working against a deadline.

That's a very different situation.

Real-Life RPR Problems I've Seen as a Calgary REALTOR®

This is why I feel so strongly about getting an RPR dealt with before listing.

I've seen what happens when sellers wait.

Case Study #1: A $25,000 RPR Holdback

In one transaction, the seller did not have their RPR situation resolved before accepting an offer.
The RPR revealed an issue with the home's balcony that required additional City compliance work and a relaxation/application.

Resolving the issue required additional time and money.

And because the required documentation wasn't available at the time of the transaction, $25,000 of the seller's sale proceeds was held back. He was buying another home and now needed to find extra funds last minute for his purchase the next day!

The property had already changed hands, but the seller was still dealing with the RPR issue months after possession trying to get it resolved so he could get his 25k released to him.
This is exactly the type of situation I want to prevent for my sellers.

Case Study #2: "But We Already Have an RPR"

Another seller thought they had a current RPR.
They did have one.

The problem was that they had subsequently added an air conditioning unit.
The existing RPR no longer accurately reflected the property.

A new RPR was required.
This is a perfect example of why simply having an RPR isn't enough.

You need to make sure it reflects the property as it exists today.

Case Study #3: A Fence on the Neighbour's Property

In another situation, an RPR showed that a fence extended onto the neighbour's property.
The seller needed to obtain the appropriate permission/documentation from the neighbour.
That took time.
Funds were also held back until the required documentation was produced.

Again, this wasn't necessarily an impossible problem.
But it became a transaction problem because it wasn't something that could simply be solved instantly.
I'd much rather discover it months earlier.

What Can Cause an RPR to Become Outdated?

You don't necessarily need to make a major addition to your home for your existing RPR to become inaccurate.

Things sellers sometimes overlook include:

• Installing an air conditioner

• Replacing or moving a fence

• (Re-)Building a new deck

• Adding or replacing a shed

• Constructing a balcony

• Adding window wells

• Adding a retaining wall

• Building another structure

• Making exterior changes that affect the information shown on the RPR

That's why I encourage sellers to physically walk around their property and compare it with their RPR.
Don't just look at the date on the document.
Look at the property.
Does the RPR still match what is actually there?

What Happens If Your RPR Isn't Compliant?

If an issue is identified, the solution depends on what the issue is.

Depending on the circumstances, you may need additional information, an updated RPR, City involvement, a relaxation, an encroachment process or documentation from another property owner.

The important thing is that you want to know about the issue early.

A potential problem discovered six months before listing is very different from the same problem discovered two weeks before possession.

This is why an RPR isn't something I want my sellers thinking about at the last minute.

How Long Does an RPR Take in Calgary?

The time required to obtain or update an RPR varies depending on the property and the surveyor. Typically we see 2-5 weeks. 
The bigger concern is what happens after the RPR identifies a problem.

If additional City approvals, relaxations, encroachment agreements or neighbour documentation are required, the process can take considerably longer.

That's why I recommend starting early.
Weeks can turn into months when there is an issue that requires additional approval.

If you're thinking about selling, this is something you should discuss with your REALTOR® well before putting your home on the market.

My Advice to Calgary Home Sellers

If you're planning to sell your home, here's what I recommend.

1. Find your existing RPR.

Don't assume you don't have one.
Check your previous purchase documents and speak with your lawyer or REALTOR® if you're unsure where it is.

2. Compare the RPR with your property today.

Walk around your property.
Look at your fences, decks, balconies, sheds, garage and other improvements.
Ask yourself: "Has anything changed since this RPR was prepared?"

3. Don't assume an old compliance stamp means everything is still fine.

If you've changed something on the property, the old RPR may no longer accurately reflect the property.

4. Deal with problems before listing.

If something needs City involvement, a relaxation, an encroachment agreement or other approvals, give yourself time.

5. Don't wait for an accepted offer.

This is the biggest one.

An RPR problem is much easier to deal with when you aren't already under contract.

The Bottom Line: Know What You're Selling

This is how I explain the importance of an RPR to my sellers:

Your RPR helps us know what we're selling. When you're preparing to sell your Calgary home, I don't want us to discover an important property issue after a buyer has already made an offer. I want us to identify potential problems before your home goes on the market, while we still have time to deal with them.

After more than 18 years in Calgary real estate, I've seen how much easier a transaction can be when sellers prepare properly before listing.

I've also seen what happens when they don't.

-Unexpected costs.
-Delays.
-Neighbour approvals.
-City applications.
-Money held back from sale proceeds.

And stress that could potentially have been avoided.

So if you're thinking about selling your Calgary home, find your RPR now—not when you have an offer.
Make sure it accurately reflects your property.
Make sure you understand the compliance situation.

And if you're not sure, get it looked at before you list.

Because selling your home is complicated enough.

You don't need an RPR surprise waiting for you at the finish line.

Frequently Asked Questions About Real Property Reports in Calgary

What is a Real Property Report (RPR)?

A Real Property Report is a survey of the land (legal document) prepared by an Alberta Land Surveyor that shows property boundaries and the location of visible improvements in relation to those boundaries.

Does an RPR expire in Alberta?

An RPR doesn't technically expire, but it can become outdated if changes have been made to the property since it was prepared.

Do I need an RPR to sell my Calgary home?

Yes, an Real Property Report with Compliance Stamp is a requirement of the purchase contract

What is an RPR compliance stamp?

A Certificate of Compliance from the City of Calgary confirms that the locations of structures shown on the RPR comply with applicable Land Use Bylaw requirements. It does not mean the City has confirmed every aspect of the property or every renovation.

How long does it take to get an RPR in Calgary?

Timing varies depending on the property and surveyor. If issues are identified and additional City approvals or other documentation are required, the process can take considerably longer.

What happens if there is an issue flagged?

Depending on the issue, there may be different ways to resolve it. This could include applying to the City for approval, obtaining an encroachment agreement, or applying for a relaxation where permitted. The important thing is to identify these issues early so there is time to determine the appropriate solution before you have an accepted offer.

Does an RPR have to show an air conditioner?

A current RPR should accurately show the improvements relevant to the property. Air conditioning units can be among the improvements shown on an RPR and should be on your RPR if you have one.

Should I get an RPR before listing my Calgary home?

My recommendation is yes. Getting your RPR reviewed and dealing with potential compliance issues before listing gives you time to address problems without an accepted offer and possession deadline hanging over you.

Selling Your Calgary Home?

Preparing a home for sale involves much more than cleaning, staging and putting a sign on the lawn.

The best time to discover a problem with your property is before a buyer does.

If you're thinking about selling, I can help you understand what should be addressed before your home goes on the market—including reviewing whether your RPR situation needs attention.

Sabrina Stevenson | Calgary REALTOR®
Royal LePage Benchmark
Calgary, Alberta

Selling a home? Let's make sure we're prepared before we put it on the market.

Calgary, Alberta, August 4, 2026 – As we move into the second half of the year, it is not a surprise to see slower market activity. In July, both sales and new listings eased over June levels, declining to 1,904 sales and 3,323 new listings. Sales were nine per cent lower than last year’s levels, while new listings were 15 per cent lower. The adjustment in both sales and new listings caused little change in the sales-to-new-listings ratio, which sat at 57 per cent.

In July, the unadjusted total residential benchmark price was $569,200, down slightly over June and two per cent lower than levels reported last year. The persistent oversupply of apartment condos is contributing to a steeper price decline of over eight per cent. Meanwhile, at the other end of the spectrum, detached prices have eased by under two per cent compared to last year, mostly driven by adjustments in the North East and North Districts.

“Several consecutive years of high construction levels and the sudden drop in mostly international migration have contributed to the shift in housing market conditions mostly for higher-density homes, a transition that started in the second half of last year,” said Ann-Marie Lurie, Chief Economist at the Calgary Real Estate Board (CREB®). “While new home construction is slowing, there are over 17,000 apartment-style units under construction. This continues to weigh on rental and higher-density properties, driving price adjustments.”    

While demand has slowed this year, levels remain stronger than those reported during the challenging market conditions experienced from 2015 to 2019. What has shifted significantly is the additional supply choice across the housing spectrum. Total resale inventory levels remained relatively stable compared to both June and July 2025. However, the slower July sales pushed the months of supply up to three and a half months. While the months of supply is rising across all property types, conditions remain mostly balanced in the detached and semi-detached sectors. In the higher-density sectors, the market continues to favour the buyer for apartment-style homes with nearly five months of supply, while row is experiencing some signs of oversupply.

Detached

Sales in July eased to 1,012 units, down nearly two per cent over last year. These numbers have been trending lower throughout most of the year. While slower sales are partly due to changing economic conditions, we have also seen a pullback in the number of new listings. In July, new listings fell to 1,707 units, nine per cent lower than last year, contributing to the year-over-year inventory declines that have persisted since March. The pullback in sales this month outpaced the pullback in inventory levels, causing the months of supply to rise to nearly three months. While this is still in a balanced range, conditions do differ from under two months in the West District to over five months in the North East District. Added competition from the new home market is also weighing on recently built homes listed on the resale market. As of July, the unadjusted detached price in Calgary was $743,900, lower than June and nearly two per cent lower than prices reported last July. While prices have eased over 2025’s peak, it has not erased all the gains reported over the past several years. Price movement has varied significantly across each district. Compared to last year, prices have improved in both City Centre and the West District. The steepest decline occurred in the North East at nearly six per cent. 

Semi-Detached

Despite a typical monthly pullback, sales remained similar to last year, keeping year-to-date levels relatively consistent with 2025. While new listings eased in July, they remain down three per cent so far this year. Throughout most of 2026, conditions have remained relatively balanced, with a sales-to-new-listings ratio remaining near 60 per cent and months of supply below three months. As of July, the unadjusted benchmark price was $691,000, down from June but similar to last year's level. While prices have remained relatively stable for semi-detached homes, there is variation throughout the city. Most sales activity occurred in the City Centre, where year-to-date prices have remained stable compared with 2025. The West District was the only district to record a year-over-year price gain, while the steepest declines occurred in the North East, where buyers' market conditions have emerged. 

Row

For the third consecutive month, row sales have trended down, contributing to a year-to-date decline of 15 per cent. Over the past several months, we have also reported a pullback in new listings, keeping the sales-to-new-listings ratio above 55 per cent.  While inventory levels have also been trending down, they remain elevated based on long-term trends. The steep pullback in sales this month was enough to push the months of supply up to nearly four months. An upward trend in the months of supply over the past few months has prevented any further price increases. In July, the unadjusted benchmark price eased to $418,500, down over the previous month and six per cent lower than last year’s levels. Added competition in the new home market has also weighed on resale row prices. However, like other property types, year-to-date price declines range from 12 per cent in the North East and East Districts to a three per cent decline in the West District. 

Apartment Condominium

Increased rentals and new supply are weighing on ownership demand for resale condos as sales have fallen by nearly 26 per cent so far this year. While new listings have been easing over last year’s levels and are helping to bring down inventory, the 1,999 units available in the resale market are still elevated compared to long-term trends and sales. The combined impact of additional supply and reduced demand has kept the months of supply in a range that has favoured the buyer since the end of spring 2025. The persistent excess supply has placed downward pressure on prices. As of July, the unadjusted benchmark price was $297,600, down over June, over eight per cent lower than last year’s levels and 13 per cent below peak levels reported in 2024. While the rate of decline has ranged across districts, all districts have reported relatively steep adjustments in prices. 

REGIONAL MARKET FACTS

Airdrie

Sales continued to trend down in July compared to 2025, contributing to the year-to-date decline of nearly 14 per cent. However, new listings have also been easing, helping to push the sales-to-new-listings ratio back above 55 per cent in July. While this did little to cause a shift in inventory, the months of supply eased back below four months. Should this trend continue, it will help to support a more balanced state in the Airdrie market. Nonetheless, supply choice in the resale market along with added competition coming from both the new home market in Airdrie and supply choice in Calgary are weighing on prices. Detached prices in July eased to $603,100, four per cent lower than last year’s levels. This decline has outpaced Calgary’s, and now the price spread between Calgary and Airdrie is returning to levels that are more consistent with historical norms.  

Cochrane

While sales have eased for two months in a row, year-to-date, they remain higher than levels reported in 2025. This was partly possible due to gains in new listings, which have raised inventory over last year’s levels. Much of the inventory growth was driven by higher-density homes. In July, the months of supply pushed above four months, and the sales-to-new-listings ratio dropped to 46 per cent. This represents a shift from earlier in the year, and if it persists, it could have further implications for prices. Overall, the unadjusted detached benchmark price was $659,400 in July, down over June and nearly four per cent lower than last year. Like other markets, the added competition from new home products and competing markets is weighing on resale prices.

Okotoks

With 78 new listings and 70 sales in July, the sales-to-new-listings ratio rose to 90 per cent, causing inventories to trend down over the previous month. Supply has improved over the low levels that have persisted over the previous five years but remain below long-term trends and have kept the months of supply relatively low at two months. However, benchmark prices have continued to trend down, likely due to the increased competition coming from the new home sector and new community developments occurring in the south end of Calgary. As of July, the unadjusted detached benchmark price eased to $695,700, over two per cent lower than prices reported last July. 

Chestermere

Year-to-date sales in Chestermere have reached 333 units, 18 per cent lower than last year. The decline in sales has not matched the decline in new listings, keeping the sales-to-new-listings ratio relatively low at 36 per cent. This has resulted in relatively persistent inventory gains, driving up months of supply, which pushed near seven months in July. Additional supply choice in the resale market, competing new home market and supply in Calgary has weighed on prices in Chestermere. As of July, the unadjusted detached benchmark price was $771,900, down over June and nearly five per cent lower than prices reported in July of 2025.