If you are buying or selling a home in Alberta, you will often hear about two important terms: Real Property Report (RPR) and Title Insurance. Both are common in real estate transactions, but they serve very different purposes. Understanding how they work can help you avoid delays, surprises, or extra costs when it comes time to close your deal.
What is a Real Property Report (RPR)?
An RPR is a legal document prepared by an Alberta Land Surveyor. It shows a detailed drawing of your property, including:
- The location of your house, garage, deck, and other structures
- Property boundaries
- Easements, utility rights of way, and encroachments
In most Alberta sales, the seller must provide the buyer with an up-to-date RPR together with a compliance certificate from the municipality. This confirms that all structures on the property comply with local bylaws.
Why it matters:
- Gives buyers peace of mind that the property is compliant
- Helps sellers avoid disputes after closing
- Required by the standard form Real Estate Purchase Contract in Alberta
What is Title Insurance?
Title Insurance is an insurance policy that protects the buyer, and sometimes the lender, against certain property-related risks. Unlike an RPR, it does not involve a survey. Instead, it covers legal and financial issues such as:
- Errors or defects on title
- Fraud or forgery
- Encroachment problems that were not discovered before closing
- Zoning violations or outstanding work orders
- Certain survey defects
Why it matters:
- Provides coverage for as long as you own the property
- Can be arranged quickly if an RPR is delayed or missing
- Protects you against unexpected costs that would otherwise fall on you
RPR vs. Title Insurance – Key Differences
| Feature | Real Property Report (RPR) | Title Insurance |
|---|---|---|
| Who provides it? | Typically the seller | Usually purchased by the buyer or lender |
| What it shows | Physical layout of the property and compliance with bylaws | Legal and financial protection against title-related risks |
| When used | Standard in most Alberta real estate contracts | Alternative or supplement to RPR |
| Cost | One-time surveyor fee (varies by property) | One-time premium (based on purchase price) |
| Updates required? | Yes, if structures change (e.g., new deck or garage) | No, coverage lasts as long as you own the property |
Do You Need Both?
In many Alberta transactions, the contract requires the seller to provide an up-to-date RPR with compliance. If the RPR is outdated, if the municipality is delayed in issuing compliance, or if there are encroachment concerns, Title Insurance may be used to address these issues.
Sometimes both are used. The RPR confirms compliance with municipal requirements. Title Insurance provides an additional layer of protection against risks that an RPR cannot cover.
Every property is different. An older home with multiple additions might need both an RPR and Title Insurance, while a newer condominium may only require Title Insurance. The right choice depends on the purchase contract, lender requirements, and your comfort with risk.
At Bosecke LLP, we review your purchase or sale documents and explain whether you need an RPR, Title Insurance, or both. Our role is to keep your transaction moving forward without delays and to give you peace of mind that you are protected.
Have questions about RPR or Title Insurance? Contact us today and we will walk you through your options before you sign.
