Alberta residential real estate licensees must use the Residential Measurement Standard (RMS) when measuring and advertising residential properties. The RMS provides a consistent, accurate way for consumers to compare property sizes and understand how measurements are determined.
Using the RMS benefits consumers because:
- Sellers want their property size represented accurately.
- Buyers want to ensure the property size meets their needs.
- Everyone needs consistent, comparable size information across property types.
The RMS provides a clear, consistent method of representing a property’s above-grade space. It outlines what can—and cannot—be included when calculating measured area.
For example:
- Areas with low or sloped ceilings
- Finished basements
- Dormers, bay windows, and cantilevers
Real estate licensees must ensure their clients understand the RMS and how it affects property size and suitability.
Licensees must follow these RMS principles:
- Real estate licensees must use the RMS when measuring and advertising properties.
- Identify if the measurement system is metric or imperial, and apply it consistently. Measurements must be calculated to within 2% of the RMS size.
- For detached properties, measure the property using the exterior wall at the foundation.
- For semi-detached and townhouse properties, measure the property using the exterior wall at the foundation. If the thickness of the demising wall(s) cannot be determined the thickness of an exterior wall shall be used.
- For apartment style condominiums, measure the interior perimeter walls (paint-to-paint) at floor level. An additional area representation may be made assuming exterior measurements.
- Include floor levels that are entirely above grade and exclude floor levels if any portion is below grade. Below grade levels may be measured, but the area must not be included in the RMS area.
- Include all additions to the main structure and conversions if above grade areas within the structure if they are weatherproof and suitable for year-round use.
- The property must have a minimum floor-to-ceiling height of 2.13 metres (7 feet). If the ceiling is sloped, the area with a floor-to-ceiling- height of at least 1.52 metres (5 feet) is included in the RMS area, provided there is a ceiling height of 2.13 metres (7 feet) somewhere in the room.
- Include extensions from the main structure that have a minimum floor-to-ceiling height of 1.5 metres (5 feet), such as cantilevers, bay and bow window, and dormers.
- Exclude open areas that have no floor, such as vaulted areas.
Many people think multiple offer situations are a sure thing during a seller’s market. They aren’t. The market alone does not guarantee things one way or the other.
Multiple offer situations are most common in a seller’s market, but are possible in any market.
Buyers may not learn they are submitting an offer into a multiple offer situation. In fact, buyers may not know when their offer is currently being considered alongside other offers. It is up to the seller to decide if they want to inform potential buyers if a multiple offer situation in progress.
Sellers are most likely receive multiple offers shortly after posting their listing or holding an open house.
Both buyers and sellers should understand their options for handling multiple offer situations. Talk to your real estate agent about what these situations could mean for you.
Yes—if it is accessible from either:
- The main residence, or
- The garage
Do not include areas only accessible by an exterior door.
No.
CURS is designed for unit factor calculation, not property comparison. It can include:
- Wall thicknesses
- Garages and parking
- Storage
- Below-grade areas
- Balconies
No.
You must measure using the RMS or hire someone who will.
Exceptions:
- Renewing a recently expired listing
- Re-listing a rental unit under an ongoing property management agreement
Your representation agreement with your real estate agent will include a start and end date. It should also include terms for terminating the agreement before the end date.
Terms for cancelling your agreement early may:
- outline the types of expenses you will need to reimburse the agent for
- bar you from hiring another agent before the end date in the agreement
To terminate your agreement before it expires, you will need to notify your agent in writing.
It doesn’t matter if your agent had you sign a service agreement, representation agreement, or listing agreement. It is a legal contract. When you sign a contract, you agree to uphold all the terms of that contract.
Make sure you understand all the terms before you sign a representation agreement.
You cannot add a termination clause after you sign the agreement.
<create full resource and link to it>
No. While sellers and buyers have a duty of honesty, there is no duty of fairness to each other.
The same goes for real estate agents representing the sellers or the buyers. While agents must act in the best interests of their clients, they cannot lie to the other party.
No. Long runs are acceptable.
No. You may hire a qualified person. Confirm they:
- Are trained in the RMS
- Have experience with RMS measurements
- Use appropriate tools/software
- Carry E&O insurance
No, if you own the property, you do not need a licence to negotiate with tenants or manage the income from your rental.
However, you should make sure you understand your legal rights and duties as a landlord.
Only if:
- The seller instructs you to communicate size, or
- The listing database has a mandatory size field.
If size is provided, it must be the RMS.
No, you don’t need to hire a real estate agent if you are buying a home for yourself in Alberta. You can choose to represent yourself in the transaction.
You may need a real estate agent to assist with completing forms and paperwork. In this case, you can choose to work with an agent as a customer. They will not provide advice, but they will make sure the transaction is completed accurately.
No, you don’t need to hire a real estate agent. In Alberta, you can sell your home yourself. You can also choose to hire a licensed agent to help with select parts of your sale. For example:
- Will you want to post your listing to a Multiple Listing Service® (MLS®) System?
Only agents with the REALTOR® designation can post to an MLS® System. You’ll need to pay a flat fee and sign a mere posting client agreement with an applicable agent.
- How confident are you drafting and amending contracts?
A real estate agent help you complete the paperwork. You can choose to work with an agent as a customer. They will not provide advice, but they will help accurately complete the transaction.
It depends on the duties they will perform.
An on-site building manager does not need a licence to:
- maintain the property
- show the property to potential tenants
- receive rental applications from potential tenants
- collect rent from the tenants
However, they would need a licence to:
- negotiate or approve rental agreements
- manage accounts that hold rent or deposit money
Your building manager should understand both the landlord’s and tenants’ legal rights and duties.
Lorem ipsum
Get a sense of your current monthly expenses and think about the following:
- Consider your down payment
- Ensure you have deposit funds
- Budget for closing costs
- Get a sense of market conditions
To learn more about each of the above, visit RECA’s guide to buying a home.
You may provide an additional assumed-exterior measurement for attached properties.
You must:
- Clearly label it as not RMS
- Explain your assumptions (e.g., calculating wall thickness from door or window casings)
Content goes here
If the property is part of a building where some identical units are fully above grade, you may include the below-grade portion in the RMS field but you must:
- Clearly identify the below-grade area in public comments
- Include additional helpful detail (e.g., “lower level is 2 ft below grade”)
This also applies to stacked townhouses with identical units.
Treat the whole structure as a detached property. Measure exterior walls at the foundation.
If the residence portion is not attached to another residence, measure it as a detached property.
Explain:
- Different measurement standards may have been used previously
- The property has not changed in size
- RMS ensures consistency across all current listings
- Property size is only one factor influencing value (layout, finishes, location, etc.)
- You can provide an assumed exterior size for attached properties if useful
Detached: Measure exterior wall at the foundation.
Semi-Detached/Townhouse: Measure exterior wall at the foundation; if demising wall thickness is unknown, use an exterior wall thickness.
Attached Properties (e.g., condos): Measure interior perimeter walls (paint-to-paint).
Pre-qualifying and getting pre-approved are separate steps toward getting approved for a mortgage.
Neither assessment guarantees you will get approved for a mortgage.
Pre-qualify |
A cursory review of your income, assets, and debts to provide an estimated mortgage amount. Use this amount to narrow your options and start your search. |
Pre-approved |
A more in-depth assessment of your finances, so the lender can judge the risk they will take if they give you the loan. Pre-approval includes initial background and credit checks. Lenders use this assessment to determine your interest rate and provide a more accurate estimate. Use this amount to judge whether you can realistically afford to submit an offer to purchase. |
Approved |
A full review of your finances along with an assessment of the property value. Pre-approval gives the lender a sense of the risk they take in lending you the money. Approval is when the lender assesses their risk of losing money if you forfeit on the loan and they need to sell the home. |
Protections Example Content
Example Content
Lorem ipsum
Recheck your calculations.
In most cases, CURS is larger because it includes areas not counted in the RMS.
To provide accurate, consistent property measurements for comparing residential properties and determining suitability. This ensures property sizes are reliable, verifiable, and communicated consistently.
Example Content
The reality is that RECA works with all of its stakeholders to protect consumers and protect the integrity of the industry. Think of RECA as a regulatory service provider. We supply the tools, expertise, and staff resources to manage the regulatory process.
The person who has the keys, or otherwise gives the buyer access to a home that’s for sale, has control of the home. This person might be the buyer’s agent, the seller’s agent, or the seller themselves.
Whoever they are to the seller, the person who opens the door for the buyer is responsible for ensuring the home and its contents are secure.
How they measure is also about what they measure. The RMS helps consumers accurately compare sizes of homes based on the livable above-grade space.
RECA only has jurisdiction over real estate, mortgage brokerage, condominium management, and property management licensees—not home builders.