Residential Measurement Standards (RMS)

Alberta real estate professionals must use the Residential Measurement Standard (RMS) when measuring residential properties. This measurement standard helps consumers easily and accurately compare different types of residential properties.

The RMS offers a consistent means of representing the property’s above grade space. Among other things, the RMS sets out what parts of a property can be included in its measured-area. For example, if a room has a dormer with a ceiling height of only 4 feet, is it included as floor space? What about finished basements that are entirely below grade?


The RMS information benefits consumers because:        

  • sellers want their property size accurately described
  • buyers want to ensure the property size meets their needs
  • buyers and sellers want to be able to compare the size of different types of properties
  • landlords want to accurately describe their rental property’s size
  • tenants want accurate information regarding their leased space size

When stating a residential property’s area, your real estate representative must follow the RMS principles: 


Improvements to the RMS beginning January 1, 2024

After careful consideration, a meaningful review of industry experience with the RMS, and discussions with various trade associations, the Committee made recommendations to the Industry Council for minor improvements to how semi-detached and townhouse properties are measured using the RMS, and to introduce a standard for measuring below grade.


The Industry Council accepted the recommended improvements, and they will take effect on January 1, 2024.


Beginning January 1, 2024, licensees will measure semi-detached and townhouse properties using the exterior wall at the foundation. If the thickness of the demising wall(s) cannot be determined, the thickness of an exterior wall should be used. There is no change to how all detached and apartment-style attached properties are measured in the RMS.

RMS Changes in Alberta - Jan 1, 2024

RMS Principles

  • Real estate professionals must use the RMS.
  • 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 properties with common walls, such as half-duplexes, townhouses, and apartments, 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 measure, but the area must not be included in the RMS area.
  • Include all additions to the main structure and conversions of above grade areas within the structure of 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.
  • Included 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.

Your real estate professional also has a responsibility to ensure you understand the RMS and its implications, and is required to discuss it with you. This discussion will help you make informed decisions about the size and suitability of properties. 
For more information about the RMS, you can read the Consumer Guide to the Residential Measurement Standard in Alberta, here.


You can also read up on the Top 6 Things to Know about Property Measurement.


For Buyers

As a buyer, your real estate representative must explain the relationship between property size and price, the measured size the seller is representing, what it entails, and information about details like above grade and below grade measurements. 

Property size and measurement are important factors for most buyers and your real estate professional must discuss the following with you:

  • how property size factors into a buyer’s decision to purchase
  • the relationship between property size and asking price
  • the RMS:
    • What is included and excluded in the measurements
    • How professionals take measurements and calculate them
  • if the property is a condominium:
    • The different between RMS size and the condominium unit registered size
    • What is included and excluded in the RMS size
    • What is included and excluded in the condominium unit registered size
  • your options to determine property size, and your instructions

Many purchase contracts contain clauses placing the onus on the buyer to verify the property size. If property size is important to you, tell your representative, and take steps to verify the size rather than relying on the seller’s representation. 

If you want to verify measurements, you can ask your real estate professional to hire a property measurement company or you or your real estate representative can measure the property. You and your real estate professional should discuss whether you should take measurements before making an offer to purchase or as a condition of your offer, and who will pay the cost of the measurement company. 

Throughout this process, as a buyer, keep in mind that a property’s size isn’t the only thing sellers are using to set a listing price for their home. Two homes, with the exact same measurements, are unlikely to sell at the same price. The price of a home will also depend on features, décor, state of upkeep.   


 For Sellers

As a seller, your real estate representative must explain the relationship between property size and price, the role of the RMS, what it entails, and information about details like above grade and below grade measurements. 
Your real estate professional is required to discuss the following with you:

  • the relationship between property size and asking price
  • the RMS:
    • what is included and excluded in the measurements
    • how professionals take measurements and calculate them
    • how size descriptors in marketing materials must follow the RMS
  • if the property is a condominium:
    • the different between RMS size and the condominium unit registered size
    • what is included and excluded in the RMS size
    • what is included and excluded in the condominium unit registered size
  • sellers are not required to represent the size of their property, however:
    • property size is often important to buyers and other real estate professionals
    • the listing service/property database may have a mandatory property size field
  • if the seller wants to represent the size of their property, they need to use RMS
    • sellers and their professionals may provide additional information, if it’s not misleading and it meets RMS requirements
  • if the real estate professional will measure the seller’s property or engage another qualified person to measure it based on the RMS and who will pay the cost

Throughout this process, as a seller, keep in mind that a property’s size isn’t the only thing buyers are concerned about. Two homes, with the exact same measurements, are unlikely to sell at the same price. The price of your home will also depend on features, décor, state of upkeep.


More information can be found on the Real Estate Council of Alberta's website below. 

Source - https://www.reca.ca/licensees-learners/tools-resources/residential-measurement-standard/

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