A property survey is not legally required when buying a home in Ontario, but it is one of the most useful documents a buyer can have. It shows the exact dimensions of the lot, the location of all structures relative to the property boundaries, and any encroachments or easements that could affect how you use the land.
In Ontario, a property survey is formally known as a Surveyor's Real Property Report, or SRPR. It must be prepared and signed by a licensed member of the Association of Ontario Land Surveyors (AOLS). The SRPR illustrates where buildings, fences, driveways, decks, and other features sit in relation to the lot lines. It also identifies setback distances relevant to municipal zoning bylaws. Only a licensed Ontario Land Surveyor can legally prepare one.
The standard OREA Agreement of Purchase and Sale contains a clause allowing the buyer to request that the seller provide any existing survey in their possession. Sellers are not obligated to commission a new one, and many older homes change hands without a current survey at all. If the seller does have a survey, it may be years or even decades old. An older plan can still be informative, but it will not reflect changes made to the property since it was prepared, such as a new fence, an addition, or a neighbour's encroaching structure.
Many buyers wonder whether title insurance eliminates the need for a survey. Lenders in Ontario frequently accept title insurance in place of an up-to-date SRPR when approving a mortgage. However, the Association of Ontario Land Surveyors has stated that the two products serve different purposes and that one cannot replace the other. Title insurance compensates you financially if a covered problem arises after closing. A survey, by contrast, tells you what is actually on the ground before you buy, giving you the chance to walk away or negotiate.
A new SRPR for a standard residential lot in the Greater Toronto Area typically costs between $1,800 and $3,000, depending on lot size, terrain, and turnaround time. If you are buying a condo, a survey of the individual unit is not necessary because the condominium plan survey is already registered with the land registry. For freehold purchases, particularly older Toronto homes with shared driveways, irregular lots, or planned renovations, a current survey can prevent costly surprises.
