Selling a parent’s home can be more complicated than a typical real estate transaction. There may be decades of belongings to sort through, decisions about repairs, family members to coordinate and the emotional side of letting go of a home filled with memories.

If you are helping a parent downsize, move into a retirement residence or transition to a different living arrangement, knowing where to start can make the process more manageable.
As a Calgary REALTOR®, I help people understand their options, make informed decisions and develop a practical plan for selling a home. Here are a few things to consider before getting started.

1. Start With a Plan, Not a Renovation

It is tempting to start cleaning, painting or updating a property right away. Before spending time or money, take a step back and look at the home as a whole.
What condition is it in? What repairs are necessary? Could it be sold as is, or would a few improvements make a meaningful difference? Often I can help show you the larger photo and help you with making these types of decisions.
Not every home needs a major renovation before selling. Understanding the likely market value and what buyers may expect can help you decide where to focus your time and budget.

2. Talk to a REALTOR® Before Emptying the House

Before removing furniture or arranging a major cleanout, consider getting a professional opinion on the property and its potential value.
The condition of the home, its location and current Calgary real estate market conditions all influence how it should be prepared and marketed. In some cases, furniture and belongings can help buyers understand the space. In others, clearing the home may make sense.

Having a plan first can help you avoid unnecessary work and expenses.

3. Decide What to Do With the Belongings

One of the biggest challenges when selling a parent’s home is dealing with everything inside it. Furniture, clothing, household items, keepsakes and years of accumulated belongings can take considerable time to sort through.
Start with the items that matter most to your family. Important documents, photographs and personal keepsakes may need to be set aside before deciding what to donate, sell, move or discard.
You do not have to tackle the entire house in one weekend. Breaking the work into manageable steps can make it feel less overwhelming.

4. You Don’t Have to Do Everything Yourself

Often, the adult children organizing a move are busy with work, their own children or retirement. They may also live outside Calgary or have limited time to coordinate every detail.
There is help available. Depending on your needs, that could include services for sorting and removing belongings, donations, selling furniture and household items, moving, cleaning and preparing the property for sale.
Through my professional connections, I can help point you toward resources that may make the process easier. The right support depends on your timeline, budget and what needs to be done.
You can take care of the personal decisions while bringing in help for some of the heavier work and logistics. You do not need to have everything figured out before asking for guidance.

5. Understand the Calgary Real Estate Market Before Selling

Before deciding on a price or investing in updates, it helps to understand what similar homes are selling for in your neighbourhood.
The right pricing and marketing strategy will depend on the property's location, condition, features and current competition. A realistic assessment can help you make decisions about repairs, preparation and timing.
Whether the home is ready for the market or needs some work, understanding your options is a useful first step.

Selling a Parent’s Home Is About More Than Real Estate

Selling a parent’s home can involve a lot of practical decisions alongside a significant life transition. Having a clear plan, realistic expectations and the right people to help can make the workload easier to manage.
You do not need to do everything at once, and you do not have to manage every detail alone.
If you are preparing to sell a parent’s home in Calgary, I can help you understand the property’s potential value, decide what preparation may be worthwhile and work through the next steps at a manageable pace.

Frequently Asked Questions

Should I renovate my parent’s home before selling it in Calgary?

Not necessarily. The best approach depends on the home’s condition, the likely buyers and current market conditions. Get an informed opinion before committing to major expenses.

Should I empty the house before contacting a REALTOR®?

It is often helpful to discuss the property first. You may not need to remove everything before determining how the home could be marketed.

Who can help empty a parent’s home?

Depending on your needs, you may be able to arrange help with donations, furniture sales, moving, cleaning and property preparation. I have connections to professional companies that can help you with everything that you would like help with!

How do I get started selling a parent’s home in Calgary?

Start by understanding the home’s condition, market value and your family’s timeline. Contacting a Realtor to gain value insight into the real estate market typically is also helpful to determine timing. From there, you can create a realistic plan for sorting belongings, preparing the property and selling it.

One of the biggest questions I hear from buyers when they’re writing an offer is, “What happens to my deposit if the deal doesn’t go ahead?” It’s a good question. A deposit can be a significant amount of money, and buyers want to know when they’re protected and when that money could be at risk.

In Alberta, the answer depends largely on the terms of your purchase contract and, importantly, whether your purchase is still conditional or has become unconditional. Here’s what Calgary home buyers should know about real estate deposits, conditions and when a deposit may be returned.

What is a real estate deposit?

A real estate deposit is money a buyer provides when making an offer on a property. It demonstrates that the buyer is serious about completing the purchase.
Under the standard Alberta Real Estate Association (AREA) Residential Purchase Contract, the deposit forms part of the purchase price. It is not an additional amount on top of the purchase price.  The deposit is normally held in trust by the trustee named in the purchase contract until the transaction is completed or the contract provides for the deposit to be returned or paid to the seller.

Is a deposit the same as a down payment?

No, although the two are connected. I have explained the difference in another blog.
Your deposit is part of the money you are putting toward the purchase of the home. If you're getting a mortgage, the deposit you have already paid will generally form part of the funds going toward your down payment at closing.
For example, if you purchase a $500,000 home and provide a $20,000 deposit, that $20,000 is part of the purchase price and typically part of your total downpayment. It isn't another $20,000 added to the price of the home.

When do you get your real estate deposit back?

This is where understanding your conditions becomes important.
Many offers in Alberta are conditional on things such as financing, an inspection or reviewing documents. These conditions give the buyer an opportunity to make sure the purchase works for them before committing to the transaction without those protections.
If a condition isn't satisfied and the contract is properly terminated under that condition, the deposit is generally returned to the buyer under the standard AREA contract. Conditions are deal breakers. 
For example, let's say you make an offer that is conditional on financing. If you aren't able to obtain the financing required and the financing condition isn't satisfied, the purchase can generally be terminated according to the terms of the contract and the deposit returned.
The important part is that the condition needs to be handled properly and within the timeframe set out in your contract.

This is one reason I always tell buyers not to treat their condition dates casually.

Can you get your deposit back if you don't like the home inspection?

It depends on the wording of your contract and the inspection condition.
If your offer is conditional on an inspection and you don't want to proceed based on what you discover, the inspection condition may allow you to terminate the purchase and have your deposit returned, provided you follow the terms of the contract.
This is very different from having an inspection after you've already removed all of your conditions.
Your conditions are there for a reason. Before you waive one, make sure you understand exactly what you're giving up.

What happens if you change your mind after removing your conditions?

This is where a buyer's deposit can become much more serious.
Once all of the conditions have been satisfied or waived, you have made a much stronger commitment to complete the purchase.
If a buyer then simply changes their mind and doesn't complete the transaction, the deposit can be paid to the seller under the terms of the standard AREA contract. The seller may also have other remedies available.

That's why I spend time with my buyers making sure they understand their conditions before they remove them.
An unconditional offer isn't the same as an offer that is still subject to financing or an inspection.

Can you lose your deposit if financing falls through?

This depends on when the financing problem happens.
If your purchase is still subject to a financing condition and you aren't able to satisfy that condition within the agreed timeframe, the contract can generally be terminated under the financing condition and the deposit returned, assuming the contract's requirements have been met.
If you've already removed your financing condition and your financing then falls apart, that's a very different situation.
This is why it's important to have a clear conversation with your mortgage professional before removing a financing condition. Pre-approval is helpful, but buyers still need to understand what their lender requires before the financing condition is waived.

Who holds your real estate deposit?

Your deposit is normally held in trust by the trustee identified in the purchase contract.
In many Alberta transactions, a real estate brokerage is named as the trustee. Under the current AREA Residential Purchase Contract, the trustee is required to deposit the money into a trust account within three business days of receiving it.
The deposit isn't simply handed over to the seller when you make your offer. It is held according to the terms of the contract.

How much deposit do you need when buying a home?

There isn't one standard deposit amount that every buyer has to provide in Alberta. The deposit is a negotiated term of the purchase contract, and the amount can depend on the purchase price, the property, the market and the circumstances of the offer.
A larger deposit can demonstrate a stronger financial commitment, but buyers should also consider how much cash they have available.
If you put a significant amount of your available funds into a deposit and your conditional purchase doesn't proceed, it can take some time for those funds to be returned. That may be something to consider if you're also looking at other properties.

What if your deposit is late?

Your purchase contract will specify when your deposit is due. This isn't something I recommend buyers leaving until the last minute.
Under the current AREA Residential Purchase Contract, if the buyer doesn't pay the deposit by the agreed deadline, the seller has the option to void the contract by providing written notice.
Before submitting an offer, make sure you know how you're going to provide the deposit and that the funds will be available when required.

What happens to your deposit if the seller can't complete the deal?

A deposit isn't automatically the seller's money simply because the buyer has paid it.
The standard AREA contract provides circumstances where the deposit is returned to the buyer if the seller fails to perform the contract. The exact circumstances depend on the terms of the agreement.

The most important thing to remember about your deposit

Your deposit is an important part of your offer, but you don't automatically lose it if a purchase doesn't go ahead.
The biggest thing to understand is the difference between a purchase that is still conditional and one where the conditions have been satisfied or waived.
Conditions can give buyers important protection when they are properly written and dealt with within the agreed timelines. Once those conditions are removed, your obligation to complete the purchase becomes much more significant.
So before you make an offer, make sure you understand the deposit, the conditions, the deadlines and what happens if the transaction doesn't proceed.

A good real estate professional should be able to walk you through these things before you sign, so there aren't surprises later.

Buying a home in Calgary?

If you're thinking about buying a home in Calgary and have questions about deposits, conditions or the purchase process, I'm happy to walk you through what to expect before you make an offer.
The more informed you are before you write an offer, the more comfortable you'll feel when it comes time to make one.

This article is intended for general information only and is not legal advice. Real estate contracts can vary, and buyers should obtain appropriate legal or professional advice regarding their specific circumstances.

If you have been following the Calgary real estate market, you may have heard the phrase “three months of inventory” recently. But what does that actually mean?
Is three months of inventory good for buyers? Is it bad for sellers? Does it mean Calgary home prices are going down?

Not necessarily.

Months of inventory is one of the numbers I pay close attention to when looking at the Calgary real estate market because it gives us a better idea of the balance between homes available for sale and the number of homes buyers are purchasing.
And while it is a useful number, it needs some context.

What does “months of inventory” mean in real estate?

Months of inventory, sometimes called months of supply, is an estimate of how long it would take to sell all the homes currently available on the market if no new homes were added and homes continued selling at the current pace.
For example, imagine there are 900 homes available for sale and approximately 300 homes are selling each month. That would represent about three months of inventory.
It does not mean that every home will take three months to sell. Some homes may sell in a few days, while others may sit on the market for months.

It is simply a way of measuring the relationship between supply and demand.

Why does months of inventory matter?

Think of it this way: if there are very few homes available and lots of buyers looking, sellers generally have more leverage. When there are many homes available and fewer buyers competing for them, buyers generally have more choice and negotiating power.

That makes months of inventory helpful because it tells us more than simply looking at how many homes sold last month. A market with 1,000 sales might sound very busy. But if there were also a large number of homes available for buyers to choose from, the market could still be relatively balanced. This is why I like to look at supply and demand together, rather than relying on one statistic.

Does three months of inventory mean Calgary is a balanced market?

Three months of inventory is often considered to be around a relatively balanced level of supply, but there isn't one magic number that defines a balanced market for every situation. Real estate markets can behave differently depending on the property type, price range and location.

Three months of inventory for one segment of Calgary may feel very different from three months in another.

For example, the Calgary apartment market has been carrying more inventory than some other property types. Meanwhile, certain detached homes and price ranges can still have considerably tighter supply. This is an important point for both buyers and sellers:
Calgary is not one single real estate market.

What does three months of inventory mean for Calgary home sellers?

If you are selling your Calgary home, three months of inventory generally means you need to pay attention to your competition. Buyers may have more choices than they would in a very tight seller's market. That means your home needs to be priced appropriately and presented well. This becomes especially important if there are several similar homes for sale in your neighbourhood.

Buyers can compare.

They can look at the home down the street, the one around the corner and the one that was just listed yesterday. If your home is priced too high compared with the competition, they may simply move on to another property.

Price matters more when buyers have choices

One of the biggest mistakes I see sellers make is thinking they can start high and simply reduce the price later if they don't get an offer. Sometimes that works. Often, it costs you time and attention.

When a home first comes on the market, it has the greatest opportunity to attract buyers and agents watching new listings. If the price is too high, you may miss that initial group of potential buyers. Then you can end up with:

Higher price → fewer showings → little or no buyer interest → more time on market → price reduction.

The goal isn't necessarily to be the cheapest home on the market. The goal is to be well-positioned against the competition. That includes price, condition, photography, staging, presentation and how easy the home is for buyers to view.

Does three months of inventory mean sellers should panic?

No.

A market with more inventory does not mean good homes aren't selling.
A well-priced home in a desirable location can still attract strong interest and sell quickly.

The important thing is to understand where your particular property fits within the market. For example, I would want to look at:

• What similar homes are currently listed?

• How many have sold recently?

• What price range are they selling in?

• How much competition is there?

• How long are comparable homes taking to sell?

• Are buyers negotiating or competing?

• Is inventory increasing or decreasing?

This gives us a much more useful picture than simply saying, “Calgary has three months of inventory.”

What does three months of inventory mean for Calgary home buyers?

For buyers, more inventory can be a good thing. It can mean more homes to choose from and potentially more negotiating room. You may have more time to compare properties instead of feeling like you have to make an immediate decision because another buyer is waiting around the corner. Depending on the property and seller, you may also have more opportunity to negotiate on price or other terms.
But there is an important catch:

More inventory does not mean every home is a bargain.

A desirable home that is correctly priced can still attract multiple buyers, even when the overall market has more supply. This is why buyers should not automatically assume they can offer substantially below asking price simply because inventory has increased.

The individual property still matters.

Does three months of inventory mean Calgary home prices are going down?

Not necessarily. Inventory can put pressure on prices when supply increases faster than demand, but months of inventory by itself does not tell us exactly what home prices will do next.

To understand the direction of the market, I want to look at several pieces of information together, including:

• Sales

• New listings

• Inventory

• Sales-to-new-listings ratio

• Benchmark prices

• Months of supply

• Property type

• Price range

• Individual neighbourhood trends

For example, if new listings are coming onto the market faster than homes are selling, inventory can build. If sales are strong compared with the number of new listings, inventory can tighten.

That changing balance between supply and demand is what can ultimately influence pricing and negotiating conditions.

Why I don't rely on days on market alone

You will often hear people talk about how many days the average Calgary home is taking to sell. Days on market can certainly be useful, but I don't think it should be looked at in isolation. One reason is that a property can be cancelled and relisted, which can affect how the market time appears. Months of inventory gives us a different perspective because it looks at the relationship between available supply and the rate at which homes are selling. When I'm helping a seller determine a price, I want to know more than how long the average home has been sitting on the market.

I want to know how much competition they have and how quickly comparable properties are actually selling.

So, is three months of inventory good or bad?

The answer depends on whether you're buying or selling and what type of property you're talking about.
For buyers: more inventory can mean more choice, more time to compare homes and potentially more negotiating power.
For sellers: more inventory can mean more competition, making accurate pricing and strong presentation especially important.
For both: the Calgary-wide number doesn't tell the entire story.

Your neighbourhood, property type, price range and the condition of the home can all make a significant difference.

The bottom line

Three months of inventory isn't a reason for buyers to panic or sellers to panic. It is simply another piece of information that helps us understand the Calgary real estate market. The bigger question is:

What does the current level of inventory mean for your particular home or the type of home you want to buy?

That's where the numbers become much more useful. Real estate isn't one-size-fits-all. Two homes in the same city can have completely different results depending on their location, price, condition and competition. That's why when I'm advising a buyer or seller, I don't just look at the Calgary headline numbers. I look at what is happening with that particular property, price range and neighbourhood.

The more you understand the numbers, the better decisions you can make.

Calgary Real Estate Inventory FAQs

What does three months of inventory mean in Calgary real estate?

Three months of inventory means that, based on the current rate of sales, it would theoretically take about three months to sell the homes currently available if no new listings were added.

Is three months of inventory good for Calgary buyers?

It can be. More inventory generally gives buyers more choice and can provide additional negotiating opportunities, although desirable homes that are priced correctly can still be competitive.

Is three months of inventory good for Calgary sellers?

It can still be a healthy market for sellers, but sellers may face more competition than they would in a very low-inventory market. Accurate pricing and good presentation become especially important.

Does three months of inventory mean Calgary home prices will fall?

Not necessarily. Inventory is one factor affecting the market. Sales, new listings, property type, price range and local conditions also need to be considered when evaluating Calgary home prices.

Is months of inventory the same as days on market?

No. Months of inventory measures the relationship between available homes and the pace of sales. Days on market measures how long properties are taking to sell. Both can provide useful information, but they tell us different things.

If you own a home in Calgary, you may have heard a lot about the City's zoning changes in 2026. You may have heard that Calgary repealed blanket rezoning, that properties changed back from R-CG, and that basement suites are now a permitted use.
But what does all of this actually mean if you own a home or are thinking about buying one?

Here is the simple version.

What happened to R-CG zoning in Calgary?

In 2024, Calgary changed the zoning on many residential properties across the city. Many lots that had traditionally been zoned for lower density housing were changed to R-CG, or Residential Grade-Oriented Infill.
In simple terms, R-CG allowed more types of housing to be considered on a lot. Depending on the property and the rules that applied, this could include single detached homes, semi-detached homes, rowhouses and townhouses.
This is why R-CG became such a big topic for homeowners and buyers. A property that had previously been limited to a single detached home could potentially have had more redevelopment options under the new zoning.

Then, in August 2026, Calgary reversed most of that citywide rezoning. The zoning on approximately 99 percent of the affected properties went back to what it was before the 2024 rezoning, subject to certain exceptions for properties with qualifying applications, approvals or other circumstances.

So does going back from R-CG mean you can never build a townhouse or rowhouse on that property? No.

It means that if your property is no longer R-CG and the current zoning does not allow the type of development you want, you may need to apply to have the property rezoned. That is a separate process and approval is not automatic.

This is why checking the current zoning of a property is so important. A property that was R-CG in 2024 or earlier this year may not be R-CG today. And that can make a big difference if you are buying a property because of its redevelopment potential.
CHECK YOUR CURRENT ZONING HERE

What changed with Calgary basement suites in 2026?

This is a separate change, and it is one that may affect a lot more homeowners. On August 5, 2026, Bylaw 26P2026 came into effect. It changed secondary suites from a discretionary use to a permitted use in Calgary's low density residential districts.

But what does “permitted use” actually mean?
It does NOT mean you can simply finish your basement, put in a kitchen and rent it out without permits.
It means that a secondary suite is now an allowed use under the zoning rules, provided the property qualifies and the suite meets the City's requirements.

Think of it this way: the zoning question becomes much simpler, but the safety and building requirements still apply.

You still need the appropriate permits to create a legal secondary suite. The City requires a building permit, and electrical and plumbing permits may also be required depending on the work being done. In some situations, a development permit is also required.

So if you are asking, “Can I build a basement suite in Calgary now without a permit?” the answer is no.
You still need to follow the City's rules and obtain the required permits.
A legal secondary suite also needs to meet specific requirements. For example, it must be a self-contained living space with its own cooking and bathroom facilities, bedrooms need proper egress windows, and the suite needs an entrance that can be accessed from outside the main dwelling.

What if my basement suite already exists?

This is an important one for buyers and sellers.
A basement with a separate entrance is not automatically a legal secondary suite.

If a basement has been developed with a kitchen and bathroom and is being used as a separate living space, but the required permits were never obtained, the suite may not be legal or registered with the City. The City has a process for legalizing existing secondary suites, and its Secondary Suite Registry can be used to verify whether a suite has the necessary permits and inspections.

If you are buying a home because you want rental income from the basement, I would always recommend checking this before assuming the suite is legal.

Can I have both a basement suite and a backyard suite?

This is another area where the rules have changed.
Under the current rules, a secondary suite and a backyard suite generally cannot be located on the same property.

So you cannot simply assume that a property can have a legal basement suite plus a backyard suite because of the zoning changes from 2024.

What does this mean if you are buying or selling a Calgary home?

For buyers, there are really two different questions to ask.

If you are looking for redevelopment potential, check the property's current zoning. Do not rely on an old listing or assume that because a property was R-CG in 2024, it is still R-CG today.

If you are looking for rental income, check whether the home has a legal secondary suite and whether the suite is registered with the City. A separate basement entrance alone does not make it a legal suite.

For sellers, it is also important to be careful about how you advertise your property. If you are promoting a home as having “R-CG redevelopment potential” or a “legal basement suite,” make sure those statements are accurate under the current rules.

The bottom line

The August 2026 zoning changes made two important things happen.

First, Calgary reversed most of the citywide R-CG rezoning from 2024, meaning many properties went back to their previous zoning. This changed the redevelopment options available on those properties.

Second, Calgary made secondary suites a permitted use in applicable low density residential districts. This makes it easier and more predictable to pursue a basement suite where the property qualifies, but it does not eliminate the need for permits or safety inspections.

If you are buying a Calgary home for its basement suite or redevelopment potential, the current zoning and permit history matter. What was allowed on a property two years ago may not be the same as what is allowed today.

Questions? Let’s have a chat - Sabrina @ 4036202048

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.