What is a Real Property Report?

A Real Property Report (also known as the RPR) is a legal document that clearly illustrates the location of significant visible improvements relative to property boundaries. It is a plan or illustration of the various physical features of the property, including a written statement detailing the surveyor’s opinions or concerns.

Who needs a Real Property Report?

Part of the standard real estate contracts in Alberta will have a term in the document states the seller will provide a current real property report with the compliance report to the purchaser upon closing. Prior to putting your home on the MLS System and/or Realtor.ca, Sellers should order a new RPR to protect themselves from potential future legal liabilities resulting from problems related to property boundaries and improvements. Your REALTOR® can assist you with this process to ensure your property complies with municipal requirements.

Do I need a Real Property Report for a Condominium?

Bareland Condominiums require Real Property Reports. Conventional Condominiums do not require an RPR.

How does a Real Property Report protect you?

Purchasing a property may be the largest financial investment you ever make. With a Real Property Report, owners are aware of any boundary problems. They know whether their new home is too close to the property line, or part of their garage is on their neighbour’s land or vice versa. Since legal complications may occur if a sold property fails to meet requirements, a Real Property Report protects the seller.

What is on a Real Property Report?

The legal location description of the property and municipal address, dimensions and directions of all property boundaries, any improvements on the property, right-of-way or easements, any visible encroachments, a duly signed certification and opinion by an Alberta Land Surveyor and a permit Stamp where applicable.

How much does a Real Property Report cost?

The amount of work to prepare a Real Property Report varies between properties. Lot size and shape, number of buildings, natural features, age and availability of the property boundary information all affect the cost. However, if you are planning on selling your home in the near future, the sooner you order your Real Property Report, the more economical it will be plus any problems can be identified and resolved before a sale is finalized.

Should you get title insurance in lieu of a Real Property Report?

Title insurance is not a replacement for the RPR. There are item which are not covered and could be a concern at a later date... read more on title insurance

Prepping Your Edmonton Home For Sale

Edmonton is a large municipality which means you will have plenty of nearby competition and making your home the prettiest will bring the highest offers, especially in a slower or buyers real estate market and an undesirable location, it is very important to show your Edmonton home at it's very best to maximize its value. Below are the top five actions you can take.

Disassociate Yourself With Your Property

No matter how long you have lived or how much love you put into your home, look at your property as a commodity and decorate as though, you are giving it away to your favourite member of your family. Make your house appeal to as many buyers as possible by neutralizing every room of the house.

Declutter as much as possible

Declutter as much as you can including your kitchen cabinets, linen and coat closets and your garage. As a rule of thumb, if you won't use it in the next three months, pack it away. Yes, this includes those boxes in your basement which have not been opened since your last move. This is also a great time to donate everything you haven't actually used in the last ten years or have a "priced to sell" garage sale.

Go on a shopping trip

Your home deserves a little freshening up and a shopping trip to spruce up your homes is also on your selling checklist. Purchase colour coordinated linen for your bedrooms and bathrooms. This will add both a warm ambience and a fresh, clean feel to your rooms. If your furniture is dirty - clean it or replace it.

Clean everything inside and outside

Serious buyers will be snooping in your home. They will be looking in your oven, fridge, cabinets, and closets. Make sure these are clean, neat and tidy. You don't want potential buyers to think there is a shortage of storage space, or think your home is not taken care of. A dirty house will be reflected in the price of a buyers offer to purchase. Don't neglect the backyard, garage, and storage sheds. Make your home sparkle!

Have a pre-sold dinner party

Celebrate your hard work of getting your property ready to sell and invite over your closest friends and open the wine. Ask them to walk around your home, point out any imperfections and for their honest opinions. Bring a notebook. You will be amazed by the feedback. If you have any questions about getting your home ready to sell, contact us.

Should I get title insurance in place of a the real property report?

If possible, it is best to have a current real property report with compliance when buying or selling a home to ensure all property buildings are within the municipality guidelines. If an RPR is not an option, title insurance is a good substitute.

Title insurance without a real property report and compliance is acceptable to most major mortgage lenders and will often provide coverage for the lender for known defects. Unlike other insurance products, there is only one premium paid at the time of closing which provides coverage to the owner throughout their ownership of the property. It also offers a wide range of protection for issues that are not covered by an RPR and compliance.

Title Insurance Benefits include

• Intervening registrations – Anything registered on the title between the time the lawyer submits to the Land Titles Office and the time of actual registration.
• Unknown Liens, encumbrances, tax arrears or defects in the title to a property.
• Unknown special assessments on condos that were implemented prior to closing.
• If an RPR or compliance is not obtained, it covers any defects that would have been revealed by an accurate up-to-date RPR and compliance.
• The forced removal of an existing structure with the exception of a boundary wall or fence where there is only limited coverage
• Forced compliance with work orders or deficiencies on an existing building permit.
• Loss of priority due to matters such as construction liens, agreements on a title, and other mortgages.
• Another party claims an interest in the property.
• Protection against title defects or encumbrances that were unknown or undiscovered at the time of closing.
• Protection against identity theft, mortgage fraud, and fraud against the title.
• Cost savings. Typically, the cost for title insurance is far less than the cost of an RPR and compliance and is available on short notice

Drawbacks of Title Insurance

• It is an insurance product. This means when an issue arises, it may not be covered by the policy and if there is coverage the insurer can decide the method used to solve the issue which may not be the preferred choice of the insured party.
• There is a lack of disclosure and certainty, especially for the buyer, at the time of closing. If an issue is discovered later, it is more difficult to pursue the seller for a fix after closing.
• There is no coverage for known defects, except for some coverage for the lender only.
• There must be some form of enforcement or government action to trigger coverage in most cases. For example, the previous owner did renovations that do not meet the requirements of the building permit or development permit. The title insurance will only pay for the cost to fix these deficiencies if there is some form of enforcement and not simply due to the deficiencies.
• It does not guarantee that all structures will remain in the current state. For example, if the municipality mandates the alteration or destruction of a certain structure, the title insurance company may pay for the cost of appealing that decision however they cannot guarantee a favourable result.
• The coverage of title insurance is for the buyer only (not the seller).
• If a buyer or their lawyer purchases a lender only policy that is sufficient to close the deal however the buyer still has no title insurance protection.
• There is no specific protection or coverage for the seller. If a claim is made and the title insurance company determines it is the seller who created the deficiency, the title insurance company can pursue the seller for recovery of the costs they have paid.
• In most instances, title insurance only defers the need to deal with a particular issue. It does not solve it. The issues will still be there when the property is resold.
• Title insurance cannot be passed onto a new owner. Every new owner must purchase their own policy.

For more information on real property reports and the effects on the resale of your residential dwellings and a free Edmonton Home Evaluation,  contact one of Remax Elite Realtors.