Everything You Need to Know About

Whether you are buying a new home, subdividing land, or resolving boundary issues, property surveys are critical in Ontario. Among the most important documents are SRPR, SRPRR, and R-Plans. Understanding their role helps you avoid costly mistakes, secure financing, and comply with municipal regulations.

🔎 What is an SRPR?

A Surveyor’s Real Property Report (SRPR) is a legal survey prepared by a licensed Ontario Land Surveyor (OLS). It provides a snapshot of your property’s current condition and how the buildings, fences, and other structures relate to the legal boundaries.

Exact property boundaries and dimensions
Location of buildings, sheds, fences, and driveways
Encroachments from neighbours or onto municipal land
Notes on easements and rights-of-way
Helps banks, buyers, and lawyers confirm no disputes exist

📑 What is an SRPRR?

An SRPRR (Surveyor’s Real Property Report with Reference Plan) includes everything in an SRPR but also ties the survey to a registered R-Plan at the Ontario Land Registry Office. This is especially important for:

Land severances and subdivisions
Municipal approvals for building permits
Resolving boundary disputes in court

SRPRR aerial survey example with Ref Plan

📐 What is an R-Plan?

An R-Plan (Reference Plan) is a survey registered with the Ontario Land Registry. Unlike an SRPR, which is for private use, an R-Plan becomes part of the permanent public record. It legally describes parcels and is commonly used for:

Severing a property into new lots
Creating easements for utilities, driveways, or access roads
Road widenings and municipal infrastructure projects
Providing exact bearings and distances for deeds

R-Plan aerial survey example with lot divisions

⚖️ SRPR vs R-Plan — Key Differences

Many people confuse SRPRs with R-Plans, but they serve different purposes. Here is a detailed comparison:

Feature	SRPR	R-Plan
Purpose	Buying/selling, financing, permits	Land severance, easements, subdivisions
Registration	Private report, not registered	Registered at Land Registry
Users	Owners, buyers, lenders, lawyers	Municipalities, developers, surveyors
Validity	Valid only at time of survey	Permanent public record
Cost	Lower, depends on property size	Higher, requires registry fees
Detail	Shows existing improvements	Focuses on land parcels

📋 SRPR – Surveyor’s Real Property Report

Buying or selling a property
Mortgage or refinancing
Confirming fences & property lines
Getting a building permit

📐 R-Plan – Reference Plan

Severing a property into new lots
Creating easements (utilities, driveways)
Road widenings & municipal projects
Registering boundaries with Land Registry

❓ Frequently Asked Questions

Not always by law, but most lenders and lawyers strongly recommend it.

On average, 1–3 weeks depending on access, records, and survey complexity.

The cost is based on property size and details required.

Only a licensed Ontario Land Surveyor (OLS).

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