Bob Wallace, of Global Raymac Surveys Inc. recently did a presentation at the Calgary Real Estate Board on Rural Real Property Reports. While he wasn’t adequately able to give the topic the amount of time that it deserves, he did touch on many important topics around the country residential real property reports and acreage Real Property Reports.
Prior to 1987, the Calgary Regional Planning Authority provided orderly planning for the city and surrounding areas in Rocky View County and the MD of Foothills #31. They eventually relinquished their administration of those areas effectively causing each town and hamlet to provide their own planning authority.
The Manual of Standard Practice for Surveyors varies from municipality to municipality. For example, MD Foothills doesn’t require sheds etc to be indicated, however, Rocky View County does require them.
Water well heads may be shown depending on municipality. Since there is currently no central planning authority for Alberta, each town and hamlet ahs their own planning commission with their respective regulations.
A Real Property Report can be an invaluable tool for your real estate agent who can indicate where the wells are, septic tanks etc. Movable skids ought to be moved centrally on the property to save costs, in the case that it might be on the property line. Buyers ought to be extremely cautious when signing a Statutory Declaration at the lawyers office to ensure that the Real Property Report accurately reflects the current state of the improvements on the property, unless they are absolutely certain that it is correct.
Things to watch for on an old RPR – Often an old fence or structure will have been replaced and not indicated on the Real Property Report. Examine the effective age of the structure to determine if the Real Property Report needs to be updated.
From the dates 1987 to 1991 different criteria was used and therefore the Real Property Report should probably be redone to reflect the current land use bylaws in your area. Rural Real Property Reports can rage anywhere from $1000 to $2500 or more depending on the land size and scope of the project. If a fence line is to be surveyed, it could become very costly over the total acreage.
Watch descriptive plans on Real Property Reports which may indicate the land has been subdivided using the “first parcel out” process. They can frequently be a indicator of potential problems on the Real Property Report and often be lacking survey pins. If the surveyor has to plant these there will be substantial extra charges.
Where a Real Property Report does not exist, Title Insurance may offer the buyer of a country residential property or acreage some comfort. While the insurance may provide a remedy to the owner, if the contingent defect to the title is not discovered during their term of ownership, the buyer will then be faced with the responsibility of having that burden on their own shoulders at time of sale, and this is definitely not desirable.
Lender Title Insurance will expire when the mortgage is discharged. Lender-Owner Title insurance will remain with the property for as long as the owner retains possession.
When making modifications to a country residential or rural acreage Real Property Report , Global will do the updates to today’s standards which will provide you with an additional level of protection. Global Raymac Surveys Inc. has offices in Medicine Hat and Lloydminster. Their GPS enabled equipment can locate a survey marker within two centimeters.
Additional services the provide:
- Encroachment Agreements
- Relaxations
- Development Permits
Being an REALTOR® that sells acreage properties in Rocky view County, the seminar was very helpful.
