Surveyor’s Real Property Report

A Surveyor’s Real Property Report (SRPR) is a legal document that clearly illustrates the location of all visible public and private improvements relative to property boundaries. It takes the form of a plan illustrating the various physical features of the property along with a written report highlighting the Professional Surveyor’s opinion of any concerns. The plan and report may be combined in one document. The best disclosure of the extent of title is a current SRPR, which is a land surveyor’s professional opinion of the extent of title at a point in time. In a real estate transaction, the SRPR can be relied upon by the purchaser, the seller, the lending institution, the municipality, the Realtor and all other parties to the transaction as an accurate representation of the property.

see Surveyor's Real Property Report Brochure

Mortgage Surveys-Sale or Purchase of Land

Typically your house and/or property represent your largest assets. If you are contemplating purchasing property, you should know as much as possible about the piece of land you are going to invest in. Obtaining a Surveyors Real Property Report (SRPR) may be the most important thing you do before you close the deal on any purchase. Without a survey, you may not know the extent of your property. Only an Ontario Land Surveyor licensed to perform cadastral (legal boundary) surveys can provide you with this information. Without a survey, there is much you do not know and you are risking both your relationship with your neighbors, and your investment.

It pays to know the boundaries of your land. A small distance can make a big difference. The erection of a fence or other structure in the wrong location can be the source of expensive litigation and ill will between neighbors. Your licensed land surveyor can help you avoid such disputes.

Property Boundary Survey

Property boundaries may only be established by a licenced Ontario Land Surveyor. Survey monuments are not always set directly on property corners, and may be displaced by construction activities or even by unscrupulous neighbours. If you rely on your own location, or that of an unlicenced surveyor, you are assuming all of the risk. An accurate location of your boundaries may avoid a potentially costly dispute resulting from the improper location of a fence or other structure. Only licenced Ontario Land Surveyors are required to carry professional liability insurance to protect the public if an error should occur. Having an Ontario Land Surveyor locate your boundaries is a worthwhile expense when compared to the cost of moving a fence, or having a neighbour take you to court. Clarke Surveyors Inc. is an Licenced Ontario Land Surveyor that can meet your survey needs

Plans of Subdivision

M-plan (Registered in the Land Titles system) Registered Plan (RP) (Registered in Registry system)

Upon registration in the Land Registry Office, after appropriate approvals have been obtained, these plans subdivide property into two or more new parcels, units, or lots and set out the boundaries of these new lots for the first time. The approval process is governed by section 51 of the Planning Act RSO 1990 Ch. P.13 and includes consideration of where streets, parks and dwellings will be located. A registered plan of subdivision shows: the surveyed boundaries, numbering and dimensions of lots, the location, width and names of streets, and the sites of future schools and parks. These plans do not show specific building locations.

A plan of subdivision must be surveyed by a licensed Ontario Land Surveyor.


Condominium Plans

A Condominium Plan is also a plan of subdivision, which creates new parcels of land called Units. The major difference is that, except in the case of a vacant land condominium, the units are three-dimensional, with the boundaries being the physical surfaces of the buildings themselves. Since units may be located above and below each other, the legal description of the parcel must specify the Unit Number, Level Number and Plan Number. Unit owners share the ownership and the cost of maintaining the parts of the condominium that are not units.

Condominium Plans must be prepared by a licensed Ontario Land Surveyor.


Reference Plans (R-plans)

These plans are deposited in the local Land Registry Office and are graphical representations of descriptions of land, as well as representations of divisions of land under the Planning Act RSO, 1990 Ch.P.13. A reference plan is necessary for a severance. Each Land Registry Office has a unique number, and reference plan numbers include the number of the office in which they are deposited. Reference plans show the surveyed boundary and dimensions as well as any physical or documentary evidence that could affect the title to the property. This may include the location of fences, hedges, retaining walls, overhead wires, etc. in relation to the boundaries and any easements or rights-of-way that are evident or that are registered on title. Buildings or other improvements on the property are generally not shown unless they were used to position the boundary or they encroach on the property.

A reference plan must be surveyed by a licensed Ontario Land Surveyor.


Plan of Survey

This may be a reference plan, an undeposited plan in the form of a Surveyor’s Real Property Report (SRPR), or a standard survey plan.