A Real Property Report (RPR) is a legal document prepared by a licensed land surveyor. It shows the property's boundaries, the location of all structures (house, garage, shed, fence, deck) relative to those boundaries, and identifies any encroachments or setback violations.
The RPR is a physical document — an actual drawing of your lot — and confirms what is and isn't on your land according to current conditions. It is typically ordered by the seller before listing and provided to the buyer as part of due diligence.
Title insurance is an insurance policy that protects the buyer (and lender) against financial loss arising from defects in the property's title — including survey-related issues like encroachments, zoning violations, and unpermitted work. It's a one-time premium paid at closing and provides ongoing protection for as long as you own the property.
Unlike a survey, title insurance doesn't tell you where your boundaries are — it insures you against financial loss if a boundary or title problem is discovered later.
| Feature | Land Survey (RPR) | Title Insurance |
|---|---|---|
| What it provides | Visual document showing boundaries and structures | Financial protection against title defects |
| Prepared by | Licensed Alberta Land Surveyor (or provincial equivalent) | Title insurance company (FCT, Stewart) |
| Cost | $1,000–$2,500 (new survey) | $250–$500 (one-time premium) |
| Shows exact boundaries | Yes | No |
| Covers encroachments financially | No (just identifies them) | Yes |
| Covers title fraud | No | Yes |
| Covers unpermitted work | No | Yes (most policies) |
| Required by lenders | No (with title insurance) | Usually yes |
| Province where most common | Alberta (RPR standard) | All provinces |
| Duration of protection | One-time document (can become outdated) | Permanent (as long as you own) |
Alberta has the strongest tradition of RPRs. Most purchase contracts in Alberta require the seller to provide a current RPR with a municipality compliance stamp (confirming structures comply with zoning setbacks). If the seller can't provide a current RPR, title insurance can sometimes substitute — but buyers in Alberta should expect to see an RPR.
In Ontario, BC, Quebec, and the Maritimes, land surveys are not typically required for residential resale purchases. Title insurance has largely replaced the need for surveys in these provinces. Your lawyer may recommend a survey in specific situations (large rural lots, old properties with unclear boundaries, acreages).
In most Canadian provinces, yes — title insurance has replaced the land survey for standard residential purchases. Most lenders accept title insurance in lieu of a survey. However, title insurance doesn't give you the same information a survey does. If you want to know exactly where your property lines are (for fencing, additions, or neighbour disputes), a survey provides that; title insurance does not.
Consider getting both a survey and title insurance when:
If a survey reveals a neighbour's structure (garage, fence) is encroaching on your land, or your structure is encroaching on theirs, you have several options: negotiate an easement, require the encroaching party to move the structure, or adjust the purchase price to reflect the issue. Title insurance covers the financial cost of resolving such encroachments discovered after closing.
| Option | Cost | Best For |
|---|---|---|
| Title insurance only | $250–$500 | Standard urban/suburban resale in ON, BC, QC |
| RPR only (existing) | $0 (provided by seller) | Alberta purchases with current RPR |
| New survey/RPR | $1,000–$2,500 | Rural, acreage, Alberta without current RPR |
| Both (survey + title insurance) | $1,250–$3,000 | Complex properties, large lots, rural |
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