Ontario Land Surveyor's Real Property Report Explained

 

By Brian Madigan LL.B.

A Surveyor's Real Property Report is a graphical representation demonstrating the location of all visible public and private improvements in relationship to the boundaries of the property.

It is a plan or illustration of the various physical features of the property together with a written report outlining the surveyor's opinion.

Usually, page 1 of the document is the plan and page 2 is the opinion.

The Surveyor's Real Property Report can be relied upon by the purchaser, the seller, the lending institution, and anyone else as an accurate representation of the property.

What is Included in a Surveyors Real Property Report (SRPR)?

· the legal description of the property.

· the address of the property.

· the dimensions and locations of property boundaries.

· the location of all buildings relative to property boundaries.

· the location of adjacent properties, roads, lanes, etc.

· the location and description of all pertinent improvements located on the property, along with the setbacks to the property boundaries. The projections of overhangs and eaves may also be noted.

· the type and location of any land-related encumbrances or interests on the property title including utility rights-of-way, roadways, neighbour's rights-of-access, etc.

· the location of survey bars marking the property corners.

· a note indicating for whom the plan is prepared.

· certification by an Ontario Land Surveyor.

· the Association of Ontario Land Surveyors' Plan Submission Form.

In a real estate transaction everyone is looking for a survey. But, the actual survey is the surveyor's opinion and that is "time sensitive".

A current survey means NOW.

An up to date survey means any old survey where there have been no changes. The problem here is how would you know that unless a surveyor expressed a current opinion.

So, what is a survey worth? Twelve hundred dollars is the standard cost for an uncomplicated survey of a reasonably sized residential lot. Or, ten cents is the cost of photocopying an old one.

However, you should remember that you might not be able to simply photocopy an old survey. Do you have permission? Is this an improper conversion and use of the survey contrary to the provision of the Copyright Act?

And, what was contained in the agreement? Did you ask the vendor to provide a survey of the property. That's available from the Registry Office for one dollar if the property is contained within a registered plan of subdivision.

Maybe you asked for a building location survey? That's better, but it could be old? Also, the vendor better have an actual survey. That means one signed by and sealed by an Ontario Land Surveyor. Forget about the ten cent photocopy! That's not good enough. Would you accept a photocopy of a twenty dollar bill as payment?

The up to date, or current building location survey is really what you are looking for. This is the Surveyors Real Property Report, two pages, the plan and the opinion, signed and sealed.

Yet many transaction are completed without such a document.

Please be careful and if you are a buyer know what you are asking for, and if you are a seller, know what you have in your possession.

Brian Madigan LL.B., Realtor is an author and commentator on real estate matters, Royal LePage Innovators Realty
905-796-8888
www.OntarioRealEstateSource.com