Property Survey in Canada

A property survey shows:

• How large the property is and where the boundaries run
• Any buildings or other structures on the property
• GPS coordinates for all the corners, and measurements for the lengths in between
• Any roads that touch the property line

The purpose of a land survey is to understand the exact geographic boundaries of the property. You receive a legal document that protects your ownership rights if there is ever doubt about who owns what portion of the land. This prevents neighbours from fighting over land, as you can prove the boundaries of your property. The survey will communicate the border between two plots of land and where the fence should lie.

However, the survey only represents the land at a specific point in time. Any reliance on a survey plan must be done cautiously. A site may change with new fences, building additions, or age.

Land survey costs in Canada vary widely by location, property and survey type. Some straightforward property surveys cost less than $1,500, while larger or more complex projects can exceed $6,000. Cost depends on the size and shape of the lot, the type of survey being completed, terrain and accessibility, the availability of reliable previous survey records and existing survey markers, and how far the surveyor has to travel. For example, a topographical survey may be more expensive because it requires extra stake-out points to ensure accuracy. A land surveyor should be able to provide you with an estimate based on your individual needs.

After hiring a land surveyor, they will complete three steps to verify what lies on your property. The land surveyor will:

Step one: Review ownership history

Property surveys begin with an examination of legal descriptions for the land being examined, as well as its history. Your land surveyor will review land registry records and any existing survey plans to analyze the history of the deed and title, and to establish the boundaries described in those documents.

A property survey also covers rights-of-way, easements, and other details. These are items that describe how to use common yards or driveways, as well as whether your neighbour has the right of way to the street or alleyway between your homes. A title search would also disclose any restrictive covenants attached to the title.

Step two: Surveying fieldwork

Next, the land surveyor will come out and measure where each boundary lies and all of the buildings or other structures on that property. Their goal is to determine everything that belongs to your property. The survey will mark any fences, roads, lakes or rivers that intersect the property line and highlight where they end within the property.

Land Surveyors must follow specific requirements for accuracy. All measurements are taken using exact equipment, such as laser levels and tapes; total station; GPS units; digital angular measuring instruments (DAMI); or a combination thereof.

Step three: Prepare the survey plan

After conducting research, the land surveyor will provide a map that shows the legal boundaries of the property. It will outline all the measurements made during fieldwork; including all corners, along with the lengths and bearing between them. The finished product will also include a description of the land, the street address, buildings, and neighbouring properties' locations.

Before you pay for a new survey, check whether a plan already exists. An existing plan is often enough for a lender, a fence project, or a simple boundary question, and it costs a fraction of a new survey. Start with these sources:

• The previous owner or the builder. Most homeowners receive a copy at closing. If the home is relatively new, the builder will have one.
• Your real estate lawyer or title insurance file. A survey is often attached to the closing package or the title policy as an exhibit.
• The surveyor named on the plan. Survey firms keep their records for decades and can usually reissue a sealed copy of a plan they prepared.
• Your provincial land registry. Registered plans, such as Ontario reference plans (R-plans), can be searched through Ontario's OnLand service or at a ServiceOntario counter. Note that an SRPR is a private document between the surveyor and the client and is not registered, so it will not appear in a registry search.
• A private database of existing survey plans. Several services host large collections of previously completed plans that can be searched by address. Coverage varies by province and is strongest in urban Ontario.

Buying a home

If you're purchasing property in Canada, having the plot surveyed before closing the deal is wise. This will allow you to understand which plot you are buying and prevent any mistakes. It's also wise to get a new survey done if the property was subdivided since the last survey (i.e., legal description changed). Who pays for the survey depends on the province and on how the purchase agreement is written. In most of Canada, the buyer arranges and pays for it, though it can be negotiated. Alberta is the main exception, where sellers commonly provide a Real Property Report with a compliance stamp.

Financing a property

Your Canadian mortgage lender may require a property survey to protect their investment. They want to ensure that the property and structures they are financing are represented in the paperwork submitted with the transaction. They also want to know that if the mortgage goes into default, they will not encounter title or boundary issues in re-selling the property.

Construction project

Suppose you have an existing home and want to add on or build. In that case, it is essential to have your land surveyed professionally to avoid problems with construction. A survey will prevent you from accidentally building onto your neighbour's property. A survey also shows the setbacks and lot dimensions your municipality will ask for when you apply for a building permit.

Settling a boundary dispute

If you and a neighbour disagree over where a fence, driveway, or structure sits, a current survey by a licensed surveyor is the evidence that resolves it. This is also the situation where an old survey plan is least likely to be accepted, since the disputed feature may have been built after it was prepared.

Surveyor's Real Property Report (SRPR)

An SRPR is the Ontario term for the standard residential boundary and improvement plan. It shows the position of buildings or structures in relation to the property's boundaries. The equivalent document is called a Real Property Report (RPR) in Alberta, and a Building Location Certificate or similar in other provinces, so check which one your lender or municipality is asking for. This standard assessment also displays other physical features and registered encumbrances, such as easements located on or adjacent to the property.

Site Plans

A site plan is a drawing, or set of drawings, depicting the current layout of completed property improvements such as new buildings, driveways, parking lots, pedestrian walkways, fences, and town services. The plan must also detail any proposed improvements. Site plan approval is typically required before a building permit is issued for commercial, institutional, industrial and residential development.

Topographic Surveys

A topographic survey shows the elevations and contours of the property, including natural and man-made features on it. The contour lines depict the slope of the property. Closer contour lines demonstrate a steeper slope. In contrast, further contour lines indicate a flatter slope. If boundary information is required, a professional land surveyor must be engaged to prepare the topographic plan.

Boundary Surveys

A boundary survey establishes the precise location of the property lines and corners. It is used to settle boundary disputes, locate easements, or confirm where a fence or structure can go. It focuses on the extents of the land rather than the buildings on it.

Construction or Staking Surveys

A construction survey marks the planned location of a building, addition, or structure on the ground before work begins, so contractors build within the permitted footprint and setbacks.

Surveyors prepare several other plan types for more specific situations. A reference plan (also called an R-plan) is registered with the land registry office to define a parcel for severance or sale. A subdivision survey divides a larger parcel into individual lots. A location survey combines boundary information with the improvements on the property and is sometimes required for a zoning or occupancy permit. Legal or strata and condominium surveys define ownership within a multi-unit building. If you are not sure which type you need, ask your lender, lawyer, or municipality what document they will accept before you order the survey, since paying for the wrong type is a common and avoidable expense.

Across Canada, the Canadian Board of Examiners for Professional Surveyors (CBEPS) assesses and certifies the academic qualifications candidates need before they can become land surveyors. Licensing itself is handled by the provincial and territorial surveyor associations, and by the Association of Canada Lands Surveyors for surveys on Canada Lands, as demonstrated in the next section. When hiring a property surveyor, make sure to follow these five steps:

Step one: Find local surveyors

There are two methods to initially finding experienced property surveyors in your area:

• Review local surveyor associations databases to find the contact information of local professionals.
• Reach out to your network and talk to colleagues with experience in real estate. Your real estate lawyer, real estate agent, or title insurer might be able to assist you.

Step two: Qualify surveyors

After receiving recommendations, review the licenses of any land surveyors you find. In Canada, land surveyors are typically licenced by provincial boards that mandate a code of conduct. In particular, screen out any land surveyors that aren't licensed or have significant complaints.

Step three: Interview land surveyors

After narrowing it down to qualified land surveyors, interview a few to determine their experience with projects like yours. As mentioned above, there are various types of surveys, so a particular land surveyor may not have expertise with what you need.

Ask for references that you can talk to. Ask the land surveyor what they think the project will require, how long it will take, how much they expect it to cost, and if anything could make the price go up.

Step four: Understand costs

Clarify the billing structure of the land surveyors. Understand how they charge for travel. This is especially important if you are located far from the land surveyor's office.

Additionally, ask about hourly costs for surveys that take longer due to weather. Spring and summer may conceal survey marks with vegetation, while winter snows can cover landmarks entirely.

Step five: Finalize

Choose a land surveyor who provides the most appropriate combination of experience, reputation, and service. While the cost of a survey is essential, it's generally minor compared to your total real estate project. Getting it done correctly might save money in the long run.

The Association of Ontario Land Surveyors (AOLS) has high standards for registration. Applicants must receive a bachelor's degree from an approved program in addition to a minimum one-year apprenticeship with exams.

You can find an AOLS licensed surveyor on their website. This ensures that you get someone who has undergone rigorous education and has passed all exams.

The Ordre des arpenteurs-géomètres du Québec (OAGQ) is the governing body for land surveyors in Quebec. Applicants must complete three steps to become licensed practitioners:

1. They must receive a bachelor's degree in geomatics from an approved institution.
2. Candidates must complete professional evaluations and a one-year internship.
3. An oath is required.

The OAGQ makes it easy to find certified land surveyors on their website.

The Association of British Columbia Land Surveyors (ABCLS) oversees the licensing in the province. To become an accredited member, applicants must complete field project reports, an examination, and a professional assessment interview.

Although the ABCLS does not provide recommendations, you can use their public register to analyze status, contact information, and areas of practice about their members.

The Alberta Land Surveyors Association (ALSA) manages the licensing process in the province. The most common route to becoming an Alberta land surveyor begins with having your academic credentials evaluated. Candidates must then obtain field experience and pass a series of professional exams.

ALSA provides a land surveyor search to verify that your chosen land surveyor is licensed.

In Alberta, the standard document for a residential transaction is a Real Property Report (RPR) with a municipal compliance stamp, which confirms that structures on the lot meet local bylaws. Many Alberta purchase contracts require the seller to provide one.

Land surveying is regulated province by province. Only a provincially licensed surveyor can prepare a valid survey plan there. Each association keeps a public register you can search to confirm a surveyor is in good standing.

The three territories do not have their own provincial-style associations. Surveys on Canada Lands, which include the territories, First Nations reserves, national parks, and Canada's offshore areas, are handled by Canada Lands Surveyors licensed by the ACLS.

Some buyers are told they can skip a property survey because they have title insurance. The two do different things and should not be confused with each other.

A property survey is a physical measurement of the land, showing where the boundaries run and where buildings and fences sit in relation to them.

Title insurance is an insurance policy that compensates you for a covered financial loss if a title defect surfaces later, subject to the terms of the policy. It does not measure anything.

Many Canadian lenders accept title insurance instead of an up-to-date survey, which is why surveys have become less common than they once were. That decision is about the lender's risk, not yours. If you plan to build an addition, put up a fence, or sever the lot, your municipality will ask for a survey and title insurance will not satisfy it.

To conclude, a land survey will help you understand where your property boundaries lie and what is included with your land. It's best to hire a land surveyor when buying, financing, or constructing a new property. Always verify that your land surveyor is licensed with your provincial association, since only a licensed surveyor can prepare a legally valid plan.

How often do I need a property survey?

When you're buying a home, get a land surveyor to conduct an up-to-date assessment of the property. Don't trust an old property survey given by the owner since it may not reflect recent modifications to the property that might impact its usage and value. Surveys do not expire, but an older plan becomes less reliable as the site changes. Whether an existing plan is acceptable is up to your lender, your municipality, or the party requesting it, so confirm before you pay for a new one.

How much does it cost to survey property lines?

The exact cost varies by province and by property. A residential property survey typically costs $1,500 to over $6,000 in Canada, depending on lot size, survey type, site complexity, available records, and travel.

Why would someone survey my property?

Someone else would survey your property because they are considering buying it. They want to be sure that what you say is true about your property matches what their survey reveals.

How long does a property survey take?

On average, a property survey can take 1-3 weeks. While it can be typical for a property survey to be completed within a week, some projects may take up to three weeks or longer, depending on the size and complexity of the survey.