The following is a brief description of some of the services that we provide:

- Plan of Subdivision
- Condominium Plans
- Reference Plans (R-Plans)
- Surveyor's Real Property Report (SRPR)
- Lot Grading Plan
- Topographic Surveys
- Rentable Area Survey

Plans of Subdivision

A Plan of Subdivision divides a property into two or more new Lots or Blocks and sets out the boundaries of these new lots for the first time. The approval process is governed by the Planning Act and includes consideration of where streets, parks and dwellings will be located. A 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 Draft Plan of Subdivision is prepared by us and submitted to the municipality for planning approval. Once approval has been obtained, and all conditions have been fulfilled, a final plan is prepared and registered at the Land Registry Office.

Condominium Plans

A Condominium Plan is similar to a plan of subdivision, whereby new parcels of land are created, called Units. The major difference is that, in most condominium projects, the Units are three-dimensional, with the boundaries being the physical surfaces of the buildings themselves (such as the walls, floors and ceilings). Since Units may be located above and below each other in a multi-floor building, the legal description of each 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 lands that are not units, known as the ‘common elements’.

A Common Elements Condominium Plan is a newer type of condominium plan that is becoming more popular in urban areas.

Reference Plans (R-Plans)

This type of plan is deposited in the local Land Registry Office and are graphical representations of descriptions of land. A Reference Plan is necessary for a severance, such as when an owner wishes to divide his property into two separate parcels. Of course, some Reference Plans can be considerably more complicated and may illustrate dozens of different Parts. Typically consent for a severance is obtained from the Committee of Adjustment of the local municipality.
Reference plans show the surveyed boundary and dimensions of each Part 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 registered on title. Buildings or other improvements on the property are generally not shown on this type of plan.

Surveyor's Real Property Report (SRPR)

A Surveyor's Real Property Report is prepared specifically to illustrate the location of buildings or structures relative to the boundaries of a property. It also shows the location of any other physical features and registered encumbrances, such as easements, on or immediately adjacent to the property. In a Real Estate transaction, a current Surveyor's Real Property Report provides the purchaser, the seller, the lending institution, the municipality, the Realtor and all other parties to the transaction with an accurate representation of the property prior to the purchase being completed.

Lot Grading Plan

A Lot Grading Plan is a drawing that is prepared and submitted to the municipality, usually at the same time that the architectural drawings are submitted, when applying for a building permit for new construction.
This type of plan illustrates the proposed footprint of the proposed new building, including the proposed grade elevations around the property. The purpose of this plan is to ensure that the construction of the new building, including the construction of driveways and retaining walls, will be completed in such a manner so as to allow for proper surface drainage, and to prevent any negative impact on adjoining land owners.

Topographic Surveys

Topographic surveys are plans that show the physical features of a site. These plans may be used by Architects, Engineers and Planners to assist with the design of a development proposal. A topographic survey is often submitted with a development application. It shows the physical constraints that the owner must consider in a development application, or a detailed design of a site for development purposes.

A topographic plan will typically show vertical elevations or contours, as well as physical details above, on and below the ground. Contours are lines on the drawing that join points that have the same elevation and are derived by creating a digital terrain model of the site.

Rentable Area Survey

Prepared to Building Owners and Managers Association (BOMA) 1996 Standards, a survey of the interior floor space of a building is prepared to determine the Rentable area of a building for lease or appraisal purposes. A plan illustrating the boundaries and area of each tenant’s suite is prepared.