Do I need a survey to buy a home in Canada?

Not always. While lenders historically required a current survey, many now accept title insurance instead, which covers many of the same risks at lower cost and with less delay.

What is the difference between a survey and title insurance?

A survey physically maps boundaries and structures, while title insurance is a policy that protects against losses from boundary, encroachment, and title defects. Title insurance is often used in place of a fresh survey.

Who pays for a survey?

It varies by deal and region. Sometimes the seller provides an existing survey, and the buyer may pay for a new one if required. Often the parties choose title insurance to avoid the cost of a new survey.

Mortgage Glossary

What is Survey (Real Property Report)?

A survey, often called a Real Property Report (RPR), is a legal document that maps a property's exact boundaries along with the structures on it and any encroachments. It shows whether buildings, fences, or additions sit where they should. In many Canadian deals, title insurance is accepted in lieu of a current survey.

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Quick answer

Also known as: survey, real property report, rpr, property survey

Key points

A survey or RPR maps a property's boundaries, structures, and encroachments.
It is prepared by a licensed land surveyor.
It reveals issues like buildings crossing a boundary or onto a neighbour's lot.
Title insurance is often accepted in lieu of a new survey in Canadian deals.
A current survey can be slower and costlier than buying title insurance.

Survey (Real Property Report) explained

A survey or Real Property Report is prepared by a licensed land surveyor and shows the legal boundaries of a property, the location of buildings, fences, decks, and other structures, and whether anything crosses a boundary, known as an encroachment. It also notes easements and rights-of-way affecting the land.

Lenders and buyers traditionally want an up-to-date survey to confirm there are no boundary problems, such as a garage that crosses onto a neighbour's lot or a fence built on the wrong line. Because a new survey can be costly and slow, many Canadian transactions instead rely on title insurance, which protects against many survey-related risks and is often accepted by lenders in place of a fresh RPR.

What a Survey (Real Property Report) is for

A survey exists to give a clear, professional picture of exactly where a property's boundaries lie and how the structures relate to them. It helps buyers, lenders, and municipalities confirm that everything is properly located and that there are no encroachments or zoning conflicts hiding on the lot.

How it can help you

A survey helps Canadian buyers avoid inheriting boundary disputes or non-compliant structures, while title insurance offers a faster, cheaper alternative for many deals. Knowing your options keeps closings on track. Lenderoo shops 40+ lenders free, so you can find lenders whose survey or title-insurance requirements suit your purchase.

When it comes up

A survey is relevant when buying a property where boundaries or structures are unclear, such as a home with a new addition, a shared driveway, or a fence near the lot line. It confirms whether everything is properly placed before you close.

Example: survey versus title insurance

Suppose you are buying a house and the seller's most recent survey is 20 years old, predating a new deck and shed. The lender wants assurance the structures do not encroach on a neighbour's land.

A new Real Property Report might cost $1,000 or more and take weeks. Instead, the parties agree on title insurance for a few hundred dollars, which protects against many boundary and survey risks. The lender accepts it in lieu of a fresh survey, and the deal closes on time.

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Questions & answers

Survey (Real Property Report): frequently asked questions

Common questions Canadians ask about survey (real property report).

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Related mortgage terms

Title Insurance

A policy protecting against title defects, fraud, and survey or ownership issues.

Read definition

Title

The legal record of who owns a property and any claims or charges registered against it.

Read definition

Easement

A right for someone to use part of a property for a specific purpose, registered against the title.

Read definition

Zoning

Municipal rules governing how a property and its land can be used.

Read definition

Home Inspection

Professional examination of a property's condition.

Read definition

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Mortgage Glossary

What is Survey (Real Property Report)?

Find my best mortgage Back to glossary

Quick answer

Also known as: survey, real property report, rpr, property survey

Key points

A survey or RPR maps a property's boundaries, structures, and encroachments.
It is prepared by a licensed land surveyor.
It reveals issues like buildings crossing a boundary or onto a neighbour's lot.
Title insurance is often accepted in lieu of a new survey in Canadian deals.
A current survey can be slower and costlier than buying title insurance.

Survey (Real Property Report) explained

What a Survey (Real Property Report) is for

How it can help you

When it comes up

Example: survey versus title insurance

Suppose you are buying a house and the seller's most recent survey is 20 years old, predating a new deck and shed. The lender wants assurance the structures do not encroach on a neighbour's land.

Have a question about survey (real property report)?

Lenderoo shops 40+ lenders for free and matches you with a mortgage professional who explains every term — and finds your best rate.

Get pre-approved free Talk to an expert

Questions & answers

Survey (Real Property Report): frequently asked questions

Common questions Canadians ask about survey (real property report).

Keep learning

Back to full glossary

Understand your mortgage with confidence

Lenderoo shops 40+ lenders for free and pairs you with a mortgage professional who keeps the jargon simple — and gets you a great rate.

Find my best mortgage Explore the glossary