They’re related, but they’re not the same thing – and they don’t do the same job. This article walks you through, in plain language:
What an RPR is (and why lawyers are obsessed with it)
What title insurance actually covers – and what it doesn’t
Who is normally responsible for paying for what in a typical Alberta home purchase
How RPRs and title insurance can work together to protect you
As always, this is general information only, not legal advice. Your specific contract and situation matter a lot, so always run your questions past your real estate lawyer and other qualified professionals.
Real Property Report (RPR): The “snapshot” of the property
What is an RPR?
In Alberta, a Real Property Report is a legal document prepared by an Alberta Land Surveyor. It’s a detailed drawing of the property that shows:(alsa.ab.ca)
Property boundaries
The location of all visible improvements (house, garage, deck, fences, sheds, etc.)
Distances from those improvements to the property lines
Easements, rights-of-way, and some registered encroachments
Think of it as a “survey plus” – a scaled map that shows what’s on the land and how it sits relative to the boundaries on title.
What is “municipal compliance”?
An RPR by itself is only part of the story. In most Alberta cities (including Edmonton), the municipality will review the RPR and issue a Compliance Certificate. That certificate confirms whether the buildings and structures shown on the RPR meet the current zoning bylaw and permit requirements.(City of Edmonton)
You’ll usually see one of three statuses:
Complies – everything on the RPR meets the current bylaws and has the necessary permits.
Non-conforming – something doesn’t meet the current rules, but it may be allowed to remain (for example, an older garage that’s too close to the lot line).(albertarealtor.ca)
Non-compliance – there’s an actual bylaw problem (encroachment, setback issue, missing permit, etc.) that the municipality expects to be addressed.(albertarealtor.ca)
Does an RPR ever “expire”?
Technically, no – what matters is whether it shows the current improvements, not how old the paper is. The Law Society of Alberta’s recommended practice is that the age of the RPR is less important than whether it accurately reflects all existing improvements on the property.(documents.lawsociety.ab.ca)
If anything has been added, moved, or removed since the RPR was prepared (new deck, larger driveway, relocated fence, etc.), it usually needs to be updated.
Who is normally responsible for the RPR in Alberta?
In a typical Alberta freehold home sale (non-condo), using the standard AREA purchase contract:
The seller is usually responsible for providing a current RPR with evidence of municipal compliance or non-conformance, at the seller’s cost.(RECA)
The buyer and their lawyer review it and decide whether it’s acceptable before waiving conditions or closing.(RECA)
A few important nuances:
Conventional condos: A traditional apartment-style condo usually doesn’t require an RPR. The building is covered by its own overall survey; buyers rely instead on the condo plan, estoppel, and documents.(Alberta Real Estate)
Bare land condos and detached homes: These usually do require an RPR because you’re buying a defined parcel of land.(Alberta Real Estate)
Judicial sales or “as-is” properties: An RPR may not be provided at all. In those cases, buyers often rely more heavily on title insurance and legal advice.(albertarealtor.ca)
Remember: your contract can always say something different. That’s why it’s critical to review it with your lawyer before you firm up your purchase.
Title Insurance: Protecting the legal side of ownership
Where an RPR is a drawing of “what’s on the land,” title insurance is an insurance product that protects you from certain legal problems with your ownership (your title) that you didn’t know about at the time of closing.
Banks, regulators, and insurers all describe it in essentially the same way: it’s an insurance policy that protects you against unknown title defects and certain off-title issues that existed on the policy date, often including fraud, survey problems, and some municipal issues.(RBC Royal Bank)
Key features:
One-time premium (no annual renewal)
Coverage normally lasts as long as you own the property (and often for your heirs, depending on the policy).(FCT)
Separate policies exist for:
Lenders – protecting the bank’s mortgage interest
Owners – protecting the buyer’s equity in the property(RECA)
What does title insurance usually cover?
Exact coverage depends on the insurer and policy, so your lawyer is the one who will walk you through the fine print. But in broad strokes, Alberta consumers are typically protected against three big categories of risk:(Kahane Law Office)
1. Title-related issues
These are problems with the legal ownership of the property itself, for example:
Errors on title (wrong legal description, missing or forged signatures, mistakes in prior transfers)
Unknown registered interests like unpaid liens, prior mortgages, or easements that weren’t properly disclosed
Certain defects in the chain of title that might otherwise require a court application to fix
Title fraud – someone impersonating you or a prior owner to register a bogus mortgage or transfer
Title insurance will often pay to fix the issue and cover your legal costs to defend your ownership if someone challenges it.(lians.ca)
2. Off-title and survey-type issues
These are things that aren’t always obvious from just reading a title or driving by the house, such as:(Kahane Law Office)
Building permit problems that existed before you bought:
A previous owner finished the basement or built a deck without permits, and the municipality later orders remediation or removal.
Certain setback / encroachment issues:
A garage or fence encroaches onto a utility right-of-way or neighbour’s lot and this only becomes a problem later.
Some zoning/bylaw issues that were unknown at closing and result in a loss (for example, being forced to remove or modify a structure because it violates existing rules).
Errors that a fresh survey would have uncovered but weren’t known when you purchased.
Not every policy covers every scenario – but these are common examples your Alberta lawyer will discuss with you.
3. “Gap” coverage between closing and registration
In Alberta, there is often a time gap between the day you pay for the home and receive keys, and the day the Land Titles Office actually registers you as the new owner. During that window, there is a theoretical risk that something else is registered on title that could affect your or your lender’s position.
Title insurance policies often include gap coverage for lenders (and sometimes owners) to protect against that risk.(albertarealtor.ca)
It’s worth noting: Alberta lawyers also have access to the Western Law Societies Conveyancing Protocol, which is another way to manage gap risk without title insurance in some transactions.(Law Society of Alberta)
What title insurance does not cover (common misconceptions)
This is where a lot of buyers get tripped up.
Title insurance is not a home warranty and not a replacement for a proper home inspection or RPR. Across Canadian insurers and regulators, you see very consistent exclusions:(RECA)
1. Physical condition or workmanship
Title insurance usually doesn’t cover:
Leaky roofs, foundation cracks, shifting concrete, or poor grading
Outdated electrical or plumbing
Defective furnaces, AC units, or other mechanical systems
General wear-and-tear or poor construction quality
These are home-inspection and warranty issues, not title issues.
2. Problems you already knew about
Most policies exclude known defects, especially if they weren’t disclosed to the insurer:
If you know the deck doesn’t have permits and you don’t tell anyone, the insurer may refuse to cover it later.
Many providers also exclude risks you created or agreed to, like encroachments you knowingly allowed.(FSRA)
(Some insurers will underwrite and cover specific known issues if they’re fully disclosed up front – another reason to let your lawyer handle the discussions.(albertarealtor.ca))
3. Environmental and non-title risks
Title insurance typically does not cover:
Environmental contamination (soil or groundwater issues, mold, UFFI, etc.)
Most Indigenous/First Nations land claims
General property assessment or market value changes
Damage from natural disasters
These are either public-policy matters or are treated as non-title risks and excluded by standard wording.(FSRA)
4. Future events and new problems
Title insurance usually protects you against unknown issues that already existed when you bought – not future events. That means:(REMAX Canada)
New liens you incur after closing aren’t covered.
Future bylaw changes that reduce how you can use the property usually aren’t covered.
New defects that appear because of aging, wear, or your own renovations aren’t covered.
RPR vs. Title Insurance: They do different jobs
Here’s the simplest way to think about it:
RPR with compliance
Shows you exactly what’s on the land and how it relates to property lines and bylaws before you own it.
Helps identify and resolve fence, deck, garage, and encroachment problems in advance.
Required by most Alberta purchase contracts and strongly recommended by RECA and the Alberta Land Surveyors’ Association.(alsa.ab.ca)
Title insurance
Helps protect you from surprises tied to your legal ownership (title defects, some permit/zoning issues, fraud, and certain survey-type risks).
Kicks in when a covered problem is discovered after you’ve bought.
Does not tell you where structures actually sit or whether you’ll like what you bought.
Both RECA and AREA are clear that:
Title insurance is not a replacement for a current RPR with evidence of municipal compliance or non-compliance.(RECA)
In most Alberta transactions, the best protection is having both:
A current RPR with compliance (to understand the physical and bylaw situation), and
Title insurance (especially an owner’s policy) for extra protection against the things nobody could reasonably see coming.
Who pays for what? (Typical Alberta practice)
Every contract is negotiable, but as of 2025, common practice looks roughly like this in a standard residential purchase:
Seller responsibilities (typical)
Order and pay for a current RPR prepared to Alberta Land Surveyors’ standards.(RECA)
Obtain municipal compliance (or non-conformance) on that RPR, and provide both to the buyer’s lawyer before closing.(RECA)
Resolve RPR-related problems, such as:
Applying for missing permits
Entering into encroachment agreements
Negotiating a price adjustment or holdback where issues can’t be practically fixed before closing(RECA)
Buyer responsibilities (typical)
Review the RPR and compliance with their lawyer and Realtor to confirm they’re comfortable with the situation.(RECA)
Decide, with their lawyer, whether to purchase owner’s title insurance, and which options are appropriate.
Pay the title insurance premium if they choose coverage (or if it’s required by their lender – often a one-time cost, commonly a few hundred dollars in Alberta).(RECA)
Understand what their particular policy does and does not cover.
Lender responsibilities (behind the scenes)
Decide whether they require:
A current RPR with compliance,
Lender’s title insurance, or
Both.(RECA)
Work with the buyer’s lawyer to ensure their security interest (mortgage) is properly protected.
Again, these are typical patterns, not rules. Talk to your lawyer about what your actual contract says.
How I coach buyers on RPR vs. title insurance
When I’m helping buyers here in Edmonton and across Alberta, we usually walk through three key questions:
Do we have a current RPR with compliance?
If yes, that gives you a strong picture of the property and puts pressure on the seller to fix issues.
If no, we talk about the risks, alternatives, and whether it’s worth negotiating for one or relying more heavily on title insurance and legal advice.
What is your tolerance for risk and surprise?
If you’re risk-averse, an owner’s title policy is often a relatively inexpensive way to sleep better at night.
What does your lender require and your lawyer recommend?
Your lawyer is the one who actually reads the policy and the title; my role is to make sure you’re asking the right questions and understand the moving parts.
FAQ: RPR vs. Title Insurance in Alberta
1. Is title insurance mandatory when I buy a home in Alberta?
No. Title insurance itself is not mandatory under Alberta law, but your lender might require a policy as part of your mortgage instructions.(RECA)
2. Can title insurance replace an RPR with compliance?
Generally, no. Both RECA and the Alberta Real Estate Association emphasize that title insurance does not replace the benefits of a current RPR with compliance – especially knowing exactly where improvements sit and whether they meet municipal bylaws.(RECA)
Title insurance may be used to help manage risk when an RPR isn’t available, but that’s a case-by-case legal question.
3. If I’m buying a condo, do I still need an RPR or title insurance?
Standard (apartment-style) condos:
You usually don’t get an RPR for your individual unit.
Title insurance can still be very useful for title defects, fraud, and certain off-title risks.(Alberta Real Estate)
Bare land condos:
These often do require an RPR because you’re buying a defined piece of land.(Alberta Real Estate)
Your lawyer will tell you exactly what’s required for your specific purchase.
4. Does title insurance cover future basement leaks, roof issues, or shifting foundations?
Almost always no. Those are physical condition or maintenance issues, not title defects. Title insurance generally excludes construction quality, structural problems, and regular wear-and-tear.(stewart.ca)
That’s why a good home inspection and realistic maintenance budget are still critical.
5. How much does title insurance cost?
Costs vary by property value, insurer, and location, but in Alberta it’s typically a one-time premium, often in the range of a few hundred dollars, paid as part of closing.(Sterling Homes)
Your lawyer or mortgage broker can give you a current quote for your specific transaction.
6. If I already own my home, can I still get title insurance?
Yes. Many insurers offer “existing homeowner” policies you can buy after the fact, primarily to protect against title fraud and some other risks that existed before you bought but weren’t known at the time.(FCT)
Talk to your real estate lawyer or an insurance professional about whether that makes sense in your case.
7. Who should I talk to if I’m still confused?
For legal and coverage questions (what’s covered, what’s not, and how it interacts with your contract):
→ Talk to your real estate lawyer. They are the only ones who can properly interpret your policy and contract for your situation.For practical, on-the-ground guidance about how RPRs, title insurance, and conditions are handled in our local market – and to coordinate everything between you, the seller, and your lawyer:
→ Reach out to your REALTOR® (that’s where I come in).
Final thoughts (and how I can help)
Buying a home in Alberta involves more than just picking a house you love.
Your RPR with compliance helps you understand exactly what you’re buying and gives you leverage to have issues dealt with before you own the home.
Title insurance adds a layer of protection against legal and title-related surprises that might pop up later.
Used properly together, they can dramatically reduce the risk of nasty surprises after you move in.
If you’re thinking about buying a home in Edmonton or surrounding communities and you’d like someone to walk you through RPRs, title insurance, and the rest of the process in plain language:
👉 Get in touch with me as your REALTOR®, and I’ll help you:
Understand what your contract actually expects from the seller
Coordinate with a qualified real estate lawyer
Decide, with your professional team, what mix of RPR, inspections, and title insurance makes the most sense for your situation
And again, this article is general information only. For advice on your specific purchase, please contact a qualified Alberta real estate lawyer and other appropriate professionals.
