A property survey maps the legal boundaries of the property you are buying and identifies any physical features, encroachments, or restrictions that could affect your ownership rights.
What a Property Survey Shows
A residential survey (also called a building location survey or survey plan) typically includes:
- Legal boundaries of the lot — the exact measurements and markers
- Location of all structures — house, garage, shed, fence, deck — and their distance from property lines
- Easements and rights-of-way — utility corridors, drainage rights, shared driveways
- Encroachments — where your fence or neighbour’s structure crosses the legal property line
- Flood plain or environmental features if applicable
- Survey monuments — the physical markers set by the surveyor
Types of Property Surveys in Canada
| Survey Type | When Used |
|---|---|
| Building location / compliance survey | Most residential purchases — shows structures relative to boundaries |
| Boundary survey | Determines or re-establishes lot corners; used when boundaries are disputed |
| Topographic survey | Shows elevation changes; needed for construction or development |
| Real Property Report (RPR) | Standard in Alberta — like a building location survey with a compliance stamp |
| Reference plan (Part lot) | Subdivides part of a property for a transaction |
| Subdivision plan | Creates new lots in a development |
Province-by-Province Requirements
Ontario
In Ontario, the seller usually provides any existing survey, which is often out of date on older properties. The buyer can negotiate for an updated survey or rely on title insurance, which covers many survey-type risks.
Alberta
The Real Property Report (RPR) is a legal document — similar to a survey — that shows all structures on the property and their relationship to the boundaries. In Alberta, the standard residential purchase contract usually has the seller provide an RPR with a municipal compliance stamp confirming the structures comply with local bylaws, and lenders usually expect one.
British Columbia
BC does not require a survey, but buyers can ask for one. BC’s Torrens land title system guarantees who owns a registered title, but not where fences and buildings sit relative to the boundaries, so many transactions use title insurance in place of a new survey.
Other Provinces
Requirements vary. In Quebec, a certificate of location (certificat de localisation) prepared by a land surveyor is usually provided by the seller. A real estate lawyer knows the local practice elsewhere.
How to Read a Property Survey
A property survey is a scaled drawing. Here is how to interpret the key elements:
- North arrow — orients the drawing
- Lot dimensions — shown in metres or feet along each boundary
- Survey monuments — usually iron bars or concrete markers shown as circles at corners
- Structures — shown as rectangles with distances to the nearest lot lines
- Easement lines — usually dotted or hatched lines crossing the property
- Legal description — references the lot, plan number, and land registry description
A real estate lawyer reviews the survey and flags issues before closing.
Common Problems Revealed by Surveys
Encroachments: A fence or garage that crosses your boundary — either yours encroaching on a neighbour’s land, or vice versa. Encroachments require either an encroachment agreement or relocation of the structure.
Easements you were unaware of: A utility company may have the right to access part of your yard. This limits what you can build and requires disclosure.
Survey age: A survey from 30 years ago may not show additions, a new garage, or a new deck. If structures have been added since the last survey, lenders and lawyers may require an updated one.
Boundary disputes: If your survey shows a line that conflicts with your neighbour’s understanding, it may require a new survey or legal resolution.
Survey vs. Title Insurance
Many buyers use title insurance as an alternative to requiring a current survey. Here is the comparison:
| Factor | Property Survey | Title Insurance |
|---|---|---|
| Cost | $1,000–$3,000+ | $200–$500 (one-time premium) |
| What it does | Measures and maps the property | Insures against financial loss from title defects |
| Solves encroachments | Yes — identifies them | No — only insures the risk |
| Required by lender | Sometimes | Sometimes (as alternative) |
| Long-term value | Permanent record | Coverage only if claim arises |
Neither is better in every situation; the lawyer can say which fits a given purchase.
When buyers often ask for a current survey
- When buying a property with additions, new outbuildings, or recent fencing
- When the existing survey is more than 10–15 years old
- When you plan to build an addition, fence, or detached garage soon after purchase
- When buying a rural or acreage property with unclear boundary markers
- When there is a history of boundary disputes with neighbours
Key Takeaways
- A property survey legally defines your lot boundaries and maps all structures and encroachments
- Requirements differ by province — Ontario and Alberta have distinct practices
- A Real Property Report (RPR) is Alberta’s standard survey document, usually provided with a compliance stamp
- Title insurance is often used as a lower-cost alternative but does not replace the survey’s function
- A real estate lawyer reviews any survey before closing
Related: What Does a Real Estate Lawyer Do? · Home Inspection Guide · Closing Day Explained · Home Buying Process Hub