If you are buying, selling, building, or renovating property in Calgary, you have probably encountered both permits and Real Property Reports (RPRs). They tend to come up around the same time — during a transaction, a construction project, or a compliance question — and it is easy to assume they serve the same purpose or that one replaces the other.
They do not. Permits and RPRs are separate documents, issued by different processes, governed by different rules, and used for different reasons. Understanding how they differ, and where they intersect, can save you time, money, and confusion at the worst possible moment.
Permits Vs. RPRs: Quick Comparison
Before we go deeper, here is a high-level comparison of how permits and RPRs differ in Calgary.
| Real Property Report (RPR) | City of Calgary Permit | |
| What it is | A legal survey document showing property boundaries, structures, and encroachments, prepared and signed by a licensed Alberta Land Surveyor. | An authorization from the City allowing you to proceed with construction, development, or trade work on a property. |
| Who issues it | A licensed Alberta Land Surveyor prepares and signs the RPR. The City then reviews it for compliance. | The City of Calgary issues the permit after reviewing the application against applicable codes and bylaws. |
| Purpose | Documents what exists on the property and where it sits relative to boundaries, easements, and rights-of-way. | Authorizes proposed work and confirms it meets applicable safety codes (building permit) or land use bylaws (development permit). |
| When you need it | Typically required for real estate transactions, compliance reviews, and as supporting documentation for development applications. | Required before starting construction, renovation, demolition, or certain changes in use. |
What Is A Real Property Report (RPR)?
A Real Property Report (RPR) is a legal survey document prepared and signed by a licensed Alberta Land Surveyor. It provides a detailed, scaled illustration of a property showing the boundaries, the location of all permanent visible improvements, and any easements, rights-of-way, or encroachments that affect the land.
An RPR is not a permit, a plan for future work, or a building inspection. It is a factual record of what currently exists on the property and how those conditions relate to the legal boundaries.
What Does An RPR Show?
An RPR documents the current physical state of a property. This typically includes:
- The legal boundaries of the lot, based on the surveyor’s measurements and the registered plan of survey.
- The location of all permanent, visible improvements, including the house, garage, decks, fences, sheds, concrete pads, retaining walls, driveways, and similar structures, relative to those boundaries.
- Easements and rights-of-way registered on title, such as utility easements, drainage easements, and access corridors.
- Encroachments where improvements extend beyond the property line onto neighbouring or municipal land.
An RPR does not show interior conditions, mechanical systems, permit history, or anything that is not visible and permanent on the exterior of the property. This means that interior improvements such as basement developments, secondary suites, and kitchen renovations are not captured on an RPR and are not part of the City’s compliance review of the plan.
What Is An RPR Used For?
In Calgary, RPRs serve several important purposes:
- Real estate transactions — A buyer’s lawyer will typically require a current RPR to confirm the property’s boundaries and improvements before closing. Lenders may also require one before funding a mortgage.
- Municipal compliance review — The City of Calgary reviews a current RPR against the Land Use Bylaw to determine whether the placement of structures on the property meets current rules. This review results in a certificate of compliance, an encroachment advisory, or a requirement for a development permit.
- Development applications — An RPR or similar survey documentation may be required as part of a development permit or land use redesignation application.
- Boundary clarification — When property line disputes arise, or when an owner needs to understand where structures sit relative to boundaries and easements before planning a project.
What Is A City Of Calgary Permit?
The City of Calgary issues several types of permits that authorize construction, development, and trade work on a property. The two that come up most often in conversations about RPRs and compliance are building permits and development permits. They serve different purposes and are governed by different rules.
City Of Calgary Building Permit
A building permit is designed to address the life and safety aspects of a structure. It gives authorization to erect, demolish, relocate, alter, or repair a structure, or to change the use or occupancy of a space. The application is reviewed for compliance with the Alberta Building Code, and inspections are conducted to confirm the work meets safety requirements.
Building permits are about how something is built: the structural integrity, fire safety, egress, and code compliance of the construction itself. Examples include building a deck, developing a basement, adding to a house, or constructing a new home.
In Calgary, building permits are not reviewed as part of the City’s RPR compliance process. If you build a structure without a building permit, an RPR compliance review will not flag that particular issue. The City’s compliance review concerns the Land Use Bylaw — where the structure sits on the lot, not whether a building permit was obtained for it.
It is worth noting that not every municipality handles this the same way. Some municipalities in the Calgary region, such as Chestermere, require homeowners to obtain building permits for features like pergolas, decks, and basement entrances as part of their compliance or development permit process. If your property is outside Calgary, confirm your municipality’s requirements with your land surveyor.
City Of Calgary Development Permit
A development permit is how the City reviews a proposed development to determine whether it meets the requirements of the Land Use Bylaw and any other applicable policies or plans. Development permits address community planning concerns such as what use is allowed on the land, where the building sits on the lot, how it affects neighbouring properties, and whether the design fits within the rules of the land use district.
Development permits are required for new construction, changes in use, and additions to existing structures. For all new commercial projects, an approved development permit is required before a building permit can be issued.
This is the permit type that intersects directly with RPR compliance. When the City reviews an RPR and finds that a structure does not meet current Land Use Bylaw rules — for example, a garage that is too close to a property line or a deck that encroaches into a setback — the response may include a requirement for a development permit to address the issue. A development permit in this context is sometimes referred to as a bylaw relaxation.
Other Permits You May Need
Beyond building and development permits, the City of Calgary also requires trade permits for specific types of work. These include electrical permits, plumbing permits, gas permits, and HVAC or mechanical permits. Each trade follows its own set of safety codes, and the work must generally be completed by a qualified, licensed tradesperson.
Trade permits, like building permits, deal with the safety and code compliance of the work being performed. They are not related to RPR compliance or Land Use Bylaw review. They are mentioned here only because they are part of the broader permit landscape that homeowners encounter during construction and renovation projects.
Regardless of the permit type, permits can become relevant during a real estate transaction (for reasons unrelated to RPR compliance). Standard real estate contracts in Alberta include a seller representation regarding work done without permits. If a homeowner discloses that work was completed without the required permits, the realtor and the parties involved may need to address that situation — whether by obtaining the permits, adjusting the terms of the deal, or ensuring all parties are aware of the issue.
This is a contractual matter between the buyer, seller, and their lawyers, and it is separate from the Land Use Bylaw compliance review that the RPR addresses. Your real estate lawyer can advise on how permit history affects your specific transaction.
Permits Vs. RPRs: The Key Differences Explained
The comparison table above covers the basics. Here are the differences that matter most in practice.
A permit authorizes future work. An RPR documents existing conditions. A permit says “you may proceed with this project.” An RPR says “here is what currently exists on the property and where it sits.” They operate at different stages: one before the work is done, the other after.
Permits are governed by the Alberta Building Code and Safety Codes Act. RPR compliance is governed by the Land Use Bylaw. This is the distinction that causes the most confusion. A building permit confirms your construction meets safety codes, while RPR compliance confirms the placement of structures meets the City’s land use rules.
You can have a valid building permit for a deck and still have a compliance issue on your RPR if that deck violates a setback or is built on a right-of-way. The permitting process does not check for encroachments; it only reviews building codes. That is why an RPR and a compliance review are needed separately.
A permit does not tell you where something sits on the lot. An RPR does. Permits do not show property lines, boundaries, easements, or encroachments. An RPR does. This is why a buyer’s lawyer and the City both rely on the RPR to confirm what is actually on the ground, not on the permit history.
In Calgary, the City does not review building permits during RPR compliance review. When the City reviews an RPR for compliance, it is looking at the structures shown on the plan and evaluating them against the Land Use Bylaw. Whether a building permit was or was not obtained for those structures is not part of that review. Though, as noted above, some other municipalities in the region do consider permit status during their review process.
Do You Need A Permit If You Already Have An RPR?
Yes, having an RPR does not replace the need for permits. If you are planning construction, renovation, or development work, you will still need to obtain the appropriate permits from the City before proceeding.
An RPR can be useful during the planning stage because it shows you exactly where your property lines, easements, and existing structures are. That information can help you and your design team avoid setback violations and encroachment issues before you apply for a permit, but the RPR itself does not authorize any work.
How Permits And RPRs Work Together In Calgary
Although permits and RPRs are separate documents with separate purposes, they intersect at a few important points in the life of a property.
Before construction, an RPR or site plan may be required as part of a development permit application. It provides the City with a clear picture of the existing site conditions, so the proposed development can be evaluated against the Land Use Bylaw.
After construction, a new RPR is typically prepared to document the finished conditions. This RPR is submitted to the City for compliance review. If the structures shown on the RPR do not meet the current bylaws, the City may require a development permit — or, in some cases, an encroachment agreement — to resolve the issue.
During a real estate transaction, the RPR and its compliance status are reviewed by the buyer’s lawyer. If the RPR shows structures that appear to violate current setback rules or encroach on neighbouring or municipal land, the lawyer may flag the issue and request that it be resolved before closing.
What Is A Certificate Of Compliance?
A certificate of compliance is the City’s formal response confirming that the structures shown on a current RPR meet the requirements of the Land Use Bylaw. It is the outcome everyone wants when an RPR is submitted for review.
If the City’s review identifies issues such as a structure too close to a property line or an improvement within an easement, the response may instead be an encroachment advisory or a requirement for a development permit. In those cases, additional steps are needed before compliance can be achieved.
The certificate of compliance is tied to the RPR and the conditions it shows; it is not a comment on building permits, construction quality, or interior conditions. It is strictly about the placement and location of structures relative to the Land Use Bylaw.
When Do You Need An RPR In Calgary?
The most common situations that require a current RPR in Calgary include:
- Selling a property — The seller is typically expected to provide a current RPR with compliance as part of the transaction.
- Buying a property — A buyer’s lawyer and lender will want to see a current RPR before closing.
- Refinancing — Some lenders require a current RPR before approving a refinance.
- Submitting a development permit application — The City may require survey documentation showing existing site conditions.
- Resolving compliance issues — If a previous RPR was returned with an encroachment advisory or development permit requirement, a new or updated RPR may be needed after the issue is resolved to confirm that conditions now meet the bylaw.
If you have made exterior changes to your property since your last RPR was signed, such as building a deck, extending a driveway, adding a garage, or installing a retaining wall, your existing RPR is outdated and cannot be submitted for compliance review. A new RPR will be required.
How To Get A Real Property Report In Calgary With Third Rock Geomatics
Third Rock Geomatics provides Real Property Reports for residential and commercial properties across Calgary. We deliver residential RPRs within 3–5 business days from confirmation and commercial RPRs within 5–7 business days.
Our fixed-price quotes include the municipal application fee, title, compliance registration, and miscellaneous expenses. There are no hidden fees.
If the City’s compliance review comes back with an encroachment advisory or a development permit requirement, we can help with that too. We offer development permit and encroachment agreement services to support you through the next steps. With over 20 years of Alberta land surveying experience and more than 150 five-star Google reviews, we are known for providing accurate, clear, and timely survey work that keeps your transaction or project on track.
Frequently Asked Questions
Is A Real Property Report The Same As A Building Permit?
No. A Real Property Report is a legal survey document that shows what currently exists on a property and where it sits relative to the boundaries. A building permit is an authorization from the City to proceed with construction or renovation work, reviewed against the Alberta Building Code for safety.
They are separate documents with separate purposes, and one does not replace the other.
Can An Old RPR Be Used For A Development Permit?
If the City requires survey documentation as part of a development permit application, it must reflect the property’s current conditions. An RPR that no longer shows what exists on the property — whether it is two years old or ten — will not be useful for a development application or compliance review.
RPRs marked “under construction” or “foundation only” are subject to an additional restriction and must be submitted within 12 months of the survey date. If your property has changed since the last RPR was signed, a new RPR is the safest path forward.
Does A Real Property Report Show Whether Permits Were Obtained?
No. An RPR documents the physical conditions on a property such as boundaries, structures, easements, and encroachments. It does not show permit history, construction approvals, or inspection results.
Whether a building permit was or was not obtained for a structure is not something an RPR addresses. The RPR shows what is there; the City evaluates those conditions against the Land Use Bylaw during its compliance review.
Do I Need An RPR To Sell My House In Calgary?
In practice, yes. While there is no provincial law requiring an RPR for every sale, the standard Calgary real estate contract typically requires the seller to provide a current RPR with a certificate of compliance or an explanation of any compliance issues.
Buyers’ lawyers and lenders rely on the RPR to understand what is on the property and whether it meets the City’s rules. Going into a sale without one creates uncertainty and risk for both sides.
Does An RPR Show A Basement Suite Or Secondary Suite?
No. An RPR documents the exterior of a property, including its boundaries, structures, and their locations. A basement suite is interior work and is not shown on the RPR or evaluated during the City’s compliance review. The RPR may capture exterior features associated with a suite, such as window wells or a new entrance, and those are evaluated for setback compliance like any other exterior improvement.
Building a secondary suite requires its own permits, and those are separate from the RPR process. To check whether an existing suite is legal, search the City of Calgary’s secondary suites map by address.
How Does An Addition To My House Affect My RPR?
Any addition that changes the exterior footprint of your home will need to be captured on a new or updated RPR. The City’s compliance review will evaluate the addition’s placement against current setback rules, and if it causes the building to exceed the district’s maximum parcel coverage or height, a development permit may be required in addition to the building permit.
The building permit covers the safety and construction of the addition. The RPR and compliance review observe where it sits on the lot. Both matter, and they are handled separately.
How Long Does It Take To Get An RPR In Calgary?
Third Rock Geomatics delivers residential RPRs within 3–5 business days from confirmation and commercial RPRs within 5–7 business days. The City’s compliance review takes additional time beyond that, and the timeline is outside the surveyor’s control.
Starting early — ideally, well before closing dates or permit deadlines — is the best way to avoid time pressure.
What Happens If Your RPR Shows An Unpermitted Structure?
An RPR does not show permit status. It shows structures and their locations. When the City reviews the RPR for compliance, it evaluates the placement of those structures against the Land Use Bylaw, not against whether a permit was obtained.
If a structure violates current bylaw rules, the City may require a development permit or other remedial action regardless of its permit history. The issue from a compliance standpoint is where the structure is and whether it meets the rules, not how it got there.
Permits, compliance processes, and municipal requirements in Calgary are subject to change. The information in this article is current as of the date of publication and is intended for general guidance only.
For specific questions about building permits and trade permits, contact the City of Calgary’s Planning Services Centre.
For questions about property boundaries, RPRs, Land Use Bylaw compliance, or development permit requirements related to your RPR, speak with a licensed Alberta Land Surveyor.
For legal questions related to property transactions, consult your real estate lawyer.
