Ensuring Compliance for Your Real Property Report in Calgary

When you’re preparing to buy or sell a home, one document can mean the difference between a smooth closing or costly, last-minute delays: the Real Property Report (RPR).

But an RPR isn’t enough on its own. To truly complete the process, your RPR needs to earn a Certificate of Compliance from the City of Calgary.

In this guide, we’ll help you understand what compliance means, what could prevent your property from getting approved, and what to do if your RPR gets flagged. Whether you’re a realtor, lawyer, or landowner, these insights will help you evade avoidable issues and keep your transaction moving forward.

 

Understanding Compliance and Real Property Reports

What is a Certificate of Compliance?

A Certificate of Compliance is an official stamp issued by the City of Calgary (or relevant municipality) stating that all permanent structures on a property meet local land use bylaws. It’s issued after the municipality reviews your Real Property Report to confirm everything — including buildings, decks, sheds, fences, and air conditioning units — is properly located within legal boundaries and required setbacks.

As Mark Sutter puts it: “A certificate of compliance allows the seller to say to any prospective purchaser, ‘I have nothing to hide.’”

It protects both buyers and sellers. The buyer gains peace of mind. The seller avoids future disputes, delays, or liability.

Why Do You Need a Compliance Stamp in Calgary?

A compliance stamp is required to complete most property sales in Calgary. It tells all parties — buyer, seller, lawyer, and mortgage lender — that the property is legally positioned and doesn’t need further municipal approvals.

Without it, the City can “red-stamp” your report, flagging issues that could delay your sale, trigger additional paperwork, or even require construction changes. Worse, a flagged RPR can show up just days before closing, throwing your deal into jeopardy.

 

Requirements for Obtaining a Certificate of Compliance

Setback Requirements for Structures in Calgary

Setbacks are minimum distances structures must be from the property lines. These vary by zoning and location, but some general rules include:

• • Decks over 0.6m (2 ft) must be 1.2m from the side yard and 7.5m from the back property line

• • Side yard restrictions are typically 0.6m for features like eaves, decks, or cantilevers

• • Front setbacks vary by neighbourhood (usually between 4–6m); compare neighbouring homes

• • Anything within 20 cm of the property line is typically treated as “on line,” but that doesn’t guarantee compliance

Structures that fall into setbacks, especially attached additions like sunrooms, are common reasons for denial.

Sheds, Garages, and Accessory Buildings Regulations

• • Sheds and pergolas over 10m² cannot sit on easements or utility rights-of-way (URWs) and must be at least 1m from the main house

• • Attached sheds are considered additions and may trigger compliance failure

• • Air conditioning units cannot be located at the front of the property and are often forgotten until it’s too late

• • Retaining walls and widened driveways are also scrutinized, especially if they cross into lanes or streets

Always confirm what’s attached, what’s permanent, and where it’s placed.

Understanding Land Use Bylaws and Zoning Compliance

Calgary’s zoning rules define where and how buildings can be placed. The compliance review checks:

• • Property zoning

• • Structure placements (permanent vs. moveable)

• • Use of overland drainage and utility easements

• • Conformity with development permits, if applicable

Even small changes like replacing a deck, adding a shed, or installing an AC pad can cause a property to fall out of compliance.

 

What Happens If Your Property Does Not Meet Compliance?

Understanding Compliance Review Outcomes

When you or your land surveyor submits your RPR to the City, you may receive one of the following:

• • Certificate of Compliance (stamp): Your property is clear

• • Encroachment Advisory: A structure crosses a legal boundary (e.g., into a right-of-way)

• • Requirement for Development Permit: The city deems something to require formal municipal approval

Each of these has a different path forward.

What to Do If Your Real Property Report is Non-Compliant

If your RPR is flagged, don’t panic. You still have options:

• • Development-related issues may require a Development Permit (DP) to request a relaxation of the bylaw that is being violated.

• • Environmental reserves or protected easements have strict rules. Removal or alteration may be impossible.

Third Rock can help you understand what’s required and offer guidance or services to resolve issues quickly.

Addressing Encroachments and City-Owned Land Issues

An Encroachment Agreement is required when a structure crosses into city land (e.g., utility corridors, sidewalks). The City categorizes these into:

• • Schedule A: Minor, fast approvals

• • Schedule B/C: Moderate-to-serious; 8-12 month processing

• • License of Occupation: Rare; for major encroachments. These can increase taxes and take months to approve

Realtors should be especially cautious with corner lots or homes in newer subdivisions, where easements are common and often misunderstood.

 

How to Prepare for a Certificate of Compliance in Calgary

Preparing Your Property for Surveying

Before calling a surveyor to provide you with a new RPR, review the property against a checklist. You can:

• • Use Street View’s date slider to compare current conditions with an older RPR

• • Walk the exterior and look for changes: sheds, decks, pergolas, widened driveways, air conditioning units

• • Confirm nothing is within 1.2m of the property line and nothing is attached to the house without a permit

• • Flag any retaining walls, additions built on decks, or features near easements

This pre-check can prevent the most common delays and red stamps.

Application Process and Timelines

At Third Rock Geomatics, here’s how it works:

1. 1. We survey your property and create the RPR

1. 1. We submit the RPR to the City of Calgary on your behalf

1. 1. The City issues a compliance stamp, advisory, or permit request
      

1. 1. If needed, we’ll guide you through permit or agreement applications

You’ll usually receive your RPR within 3–5 business days, not including the City processing time to attain the stamp.

 

ORDER YOUR RPR TODAY

 

How to Address Compliance Issues Before Applying

If you suspect your property may not meet compliance:

• • Don’t wait. The earlier you know, the more options you have

• • Ask a surveyor to review your concerns before ordering a full RPR

• • Document everything. Photos and notes help build a faster path to approval

• • Talk to your realtor or lawyer. These professionals can help you weigh your legal and timeline risks

Working with a Professional Land Surveyor in Calgary

Third Rock Geomatics is trusted by realtors, landowners, and lawyers across Calgary and the surrounding areas to:

• • Deliver fast, fixed-price RPRs

• • Communicate clearly and directly with clients

• • Submit compliance applications on your behalf

• • Provide guidance for encroachment agreements and development permits

When issues arise, we don’t leave you on your own. We’ll help you understand the City’s feedback, respond accordingly, and move toward resolution.

 

Don’t Leave Compliance to Chance

In real estate, time is money — and uncertainty is expensive. A non-compliant RPR can stall your sale, derail your closing, or require costly fixes.

Let Third Rock Geomatics help you get it right the first time. With expert insight, clear documentation, and ultra-fast turnaround, we take the guesswork out of compliance so you can move your deal forward with confidence.

ORDER YOUR RPR TODAY