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.
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
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
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.
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)
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).
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.
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.