Protecting Your Property Investment with Real Property Reports / Tim Parrish / Arc Surveys

In this episode, Tim Parrish from Arc Surveys joins the podcast for a practical conversation about real property reports and the role they play in Alberta real estate. The discussion illuminates how an RPR gives everyone involved in a transaction a clearer picture of the land, the home, and the exterior improvements on a property, helping reduce uncertainty before conditions, compliance, or closing timelines become an issue. Tim also shares approachable guidance for buyers, sellers, and REALTORS® on how to talk about RPRs, what to do when concerns come up, and why addressing them early can make the process smoother for everyone involved.

Key Topics

• What a real property report shows and why it protects buyers
• How surveyors identify property boundaries
• When an existing RPR can still be used
• Updating an RPR after exterior property changes
• Common issues with fences, garages, and other encroachments
• Municipal compliance, variances, and encroachment agreements
• How unresolved RPR issues can affect a real estate transaction
• Why sellers should start the RPR process early
• Typical costs and practical uses of an RPR beyond a sale

Website:
Arc Surveys

Guest Links:
LinkedIn

What is RAEdio Podcast?

Join former CBC radio host Mark Connolly as he sits down with real estate insiders to bring you behind-the-scenes perspectives that answer your questions about home ownership.
With topics that matter whether you’re buying, selling, or staying put, this is the place to get the latest market updates for the Edmonton housing market, hear conversations about housing affordability, learn about mortgage options, and so much more.
Join us twice a month for episodes that cover local trends with context you won’t find in the national news, and get actionable insights that give you confidence for your next move.
The RAEdio podcast is presented by the REALTORS® Association of Edmonton.

Mark: 00:14

Welcome to the RAEdio Podcast brought to you by RAE, the Realtors Association of Edmonton. So that's the RAEdio Podcast. We deliver easy to understand market insights, some homeowner tips, perspectives from industry experts so that you can feel informed and empowered wherever you are in your home ownership journey because better decisions start with better information. Joining us on the podcast is Tim Parrish who's with ARC surveys. We're gonna learn all about real property reports and why they can be so valuable to a buyer or seller and realtors.

Mark: 00:48

Welcome, Tim.

Tim: 00:49

Hey, Mark. Thanks for having me. Appreciate your time.

Mark: 00:52

Alright. So to start off, can you explain what a real property report or an RPR is and why would you need one?

Tim: 00:59

Yeah. Great question. So a real property report in Alberta, in the standard real estate contracts, it discusses getting a real property report with compliance. And so in perspective, a real property report is really just a land surveyor's survey of the subject lot that is for sale. It provides quite a lot of evidence on the lot where the home sits, where fences are, retaining walls, any kind of major structures that are on the lot.

Tim: 01:24

And to answer your question why you'd need one, we always say an RPR or Real Property Report, it protects the buyer. You know, a home purchase is, for most Canadians, the largest investment that they're gonna make in that. And so when you get an RPR, you really look you really seen visually on paper what's going on on your property, where objects were built, where, like I mentioned, fences are, what's encroaching on your property or not. Oftentimes, we do see neighboring fences on your property or maybe your fence, which you assume is on your property line, is on the neighbors and that. So it really helps the buyer understand what they're getting into.

Tim: 02:01

So that's why we say, in a nutshell, RPRs protect the buyer.

Mark: 02:05

So the real property report tells you where your property starts and ends. Correct. Right? And how do you do that? I mean, where where's the marking from?

Mark: 02:14

Right? You've gotta go in there. You've gotta obviously have something to measure from. So where do you start?

Tim: 02:20

Yeah. I know. Absolutely. So as land surveyors, you know, we're out there with our equipment, our total stations, GPSs, pin finders in that. And when those subdivisions are laid out, whether it's, you know, last year, ten years, twenty, thirty, forty years ago.

Tim: 02:33

Right? You know, they're laid out and planned, and they're essentially should be now, over time, it's not always the case, but there should be actual, like, survey pins, which we call evidence on the corners of properties in that. Oh. And so, we're actually looking for those to determine where the property lines are. And if they're not on your subject property, we do our due diligence, and we continue on to the neighbor and down and down down the street until we find at least four pins.

Tim: 02:58

And from those, we can calculate the property lines of the subject lot.

Mark: 03:03

So how how big are pins? Are they and are they

Tim: 03:06

So well, exactly. So these pins are usually a long steel rod like pin, three feet long or so, and they can be right on the surface down to like two in three feet underground. Mhmm. And so, you know, oftentimes when we're doing an RPR, we'll be out there with our metal detectors and that, and we'll, you know, pick up a buzz that we think, hey, there might be a pin here. Right?

Tim: 03:28

A survey starts digging in the ground, and of course, we're gonna have neighbors come out, right, and ask us, what are you doing? Right? Why are you digging up my lawn? What's going on? So, you know, they're constantly explaining what's going on and why we're doing it.

Tim: 03:39

And and if it's not on the subject lot, then they're letting that neighbor know, like, hey, your neighbor, three doors down, is getting a You know, they're selling their house, they're getting an RPR done, and so we're here trying to find those pins.

Mark: 03:51

Alright. So you kind of explained what goes into the report, the information that it typically shows. How is it different from other surveys or property documents that people might have?

Tim: 04:01

Yeah. For sure. So you might have some people looking for a property line survey to be able to lay out a fence. Right? Most property line surveys, we come out and we actually just stake the ground where we say, hey, this is where the actual property lines are.

Tim: 04:12

We'll put wooden stakes in the ground. A contractor comes out, lays out their fence. You're good to go. And that sometimes builders, when they're doing new communities, will kind of guild some will give you some sort of a, I don't know, like a plot plan sort of a thing, and that usually has the house on it. What is specific about any kind of Alberta land survey is that it's done by an Alberta land surveyor.

Tim: 04:38

It's reviewed. The documents are signed much like any professional or legal document would be signed, guaranteeing that, hey. We've done our due diligence. This is, in our opinion, where the property lines are, where the subject lot is, and where the objects on that lot sit. So it really provides quite a lot of confidence for anybody getting an RPR knowing that, hey, this has been reviewed by a professional surveyor.

Mark: 05:01

At what point in the buying or selling process should a homeowner, buyer, or even a realtor sometime, I guess, start thinking about the RPR?

Tim: 05:10

Right away. Yeah? Yeah. Right away. Yeah.

Tim: 05:15

So what we usually see is if a seller is looking to list their homes, you know, they've met with their realtor in that, they're talking about what what they need to do in that. Just getting that conversation going right away from the realtor side saying like, hey, do you have an RPR? And it doesn't matter if it's an over one or if it's more recent. We always tell people and any kind of a real estate team we talk to, RPRs don't expire. There's no expiration date on them at all.

Mark: 05:42

Oh, okay.

Tim: 05:43

And so you could have one from 2005. And if you've done no other improvements on the actual home, and I'm talking about exterior improvements, nothing. RVRs don't show anything inside. So anything like building a deck or adding a patio or something like that, if those haven't been done, then that RPR is still valid, and you should still be able to use it for the sale of the property. So we always say, get started right away.

Tim: 06:06

Ask the client, hey. Do you have an RPR? And oftentimes they do, and they can get that out for you. And if they don't, then that's when and you're looking to go that route to get an RPR, then that's when, yeah, calling a local survey company and getting those that RPR lined up is good.

Mark: 06:21

Now conversely, you kinda mentioned, you know, if if there are a lot of things haven't been done. Now what if a bunch of stuff has been done? Things have been built, fences have been put up, there's different patios in different places. For sure. Would you have to get a a new RPR, because things might be a bit off?

Tim: 06:36

Yeah. So what we would do then in that case is update an original RPR. And so there's kinda two terminologies I'll touch on. So if a client has no RPR, they're selling their home, they've got nothing, no records, and they need to get one, let's say, they will call the land survey company. That survey company will do an RPR for them.

Tim: 06:55

We call that doing a new RPR. Now if they already have a record of an RPR from maybe when they bought the home and they received it from the seller and they did do a deck or a sunroom or a patio or something like that or maybe in newer communities they added a garage. Right? Then you would just update that original RPR. And so you can then go back to the company who did the original RPR and say, hey, I'm looking to get an update on my RPR.

Tim: 07:24

You know, company a b c, you guys did it originally ten years ago. Here's the date. There's usually a file number on there. You know, so the file number could be whatever, 123. They'll look that up, and then they should be able to respond to you.

Tim: 07:36

So, yeah, we we did that. We've got all the evidence already, and that and here's a cost to come out and update it for the new patio, the concrete walkway, the garage, or whatever it is that you've done on-site. So updating RPRs is is really good to know because if they have an original RPR and they've done just a a few improvements, usually you can get an update far cheaper than you would a brand new RPR.

Mark: 08:00

Yeah. You know, I I had a situation in our neighborhood with our neighbors. They had a fence that ran on the east side of their property, went right up to their garage, and then the garage kind of acted as the with their neighbors to the rest of the way. And they wanted to tear down the garage to build a new one, because this one was a bit decrepit, and they went and got a survey done,

Tim: 08:19

and it

Mark: 08:19

turned out the property line was like three feet over Yes. From where the garage was built, so their fence, the fence was on their property by two feet, and their neighbors were kind of upset that, well, you're kinda taking three feet away. And they said, well, no, we've always owned that. It's not like things have changed because the property report tells you the truth. Right?

Tim: 08:37

Exactly. Know, and that's the case every year we see, you know, circumstances like that, where they think they own that property, and when they get a survey done, they realize, shoot, we didn't own that property. Or worse than that is, the neighbor was using their property, and they could've been using that property their entire time. Right? Yeah.

Tim: 08:55

And so we always say, don't assume fences are on the property line. They almost never are. Right? Somebody built it last year or twenty five years ago and just assumed property lines. And so, it's safe to say for sure, a survey shows you exactly what's going on and exactly what you're buying, for sure.

Mark: 09:13

I I would say that, you know, a fence can be somewhat consequential, but not overly, but a building. If a building is Yeah. Over the property line, that can be a real issue. You have you ever come across that?

Tim: 09:23

We have. Yeah. And this is more in, I would say I mean, you you do see rare circumstances in, you know, the larger city developments in that. But where we see mostly buildings across pocket lines and in just peculiar places would be in more rural communities. One quick example, this is like Red Deer County a few years back.

Tim: 09:46

We did an RPR as they were selling their home, and their garage was about half on their property and half on city property. And and you know what? They never knew that.

Mark: 09:58

Yeah.

Tim: 09:59

It's kind of a rural property, and so they had a driveway kind of coming up to their property and and trees there, and and that and looking at it from the street, you would never know. But again, like, you you know, the RPR, the survey, it defines those property boundaries. And so you can be sure that the seller didn't know that, and that the buyer was extremely thankful that they got that RPR. Otherwise, they would have gone their whole life too thinking that that's their property, and it wasn't.

Mark: 10:27

Now that brings up the term encroachment. I don't know if that would be an encroachment, but that's something you hear a lot with surveys, and when things aren't quite right on a property. Maybe define what and that how you deal with it.

Tim: 10:41

Yeah. So in our world, an encroachment is anything that's projecting from your property onto city property or onto a neighbor's property. Right. I'll deal with the neighbor first. So in neighbor property, so neighbor to neighbor issues, let's say your fence is on theirs or that, you know, Edmonton, Calgary, the largest cities, like, they don't get into neighbor to neighbor's use.

Tim: 11:01

That's that's considered private property. And so they're not going to if they look at an RPR for compliance, and that, they'll still give it a compliance even if the fence is on the neighbor's property. They're not gonna get into that. It's when it's you have something that's encroaching onto theirs. That's when they're gonna say, hey.

Tim: 11:17

Here's what's going on. And your fence is encroaching into our property or maybe a concrete apron that's leading up to your garage is like was built quite a ways out into the gravel lane in the back, and that's now encroaching into their property. The city also has utility right of ways, overland drainage right of ways that run front, back, sometimes side on a on a corner lot of properties. Right? And so they like to keep those free and clear of of obstructions.

Tim: 11:48

Yeah. When it and that's what an encroachment means. It just means like, hey, somebody built something on property, you know, they didn't do their due diligence and to figure out where their property lines were, and they built this great landscaping thing, and it's sitting right on city property. And so those are shown on an RPR. Now the process to deal with those, we could maybe get into if you want to or or later.

Tim: 12:08

But what that looks like is when we do an RPR, again, we're showing everything on the subject lot, and then we will show where a fence, where a garage, where landscaping or something like that, significant landscaping encroaches into city property. That goes to a compliance review if that's what the seller is doing. They'll get a compliance review, and it can still get a compliance letter and be good to go because compliance deals with everything inside your property. But the city will note that, hey. There are some objects that are encroaching onto our property, and then they'll note in that letter that they sent out, this is the next step, and this is what you can do about it.

Tim: 12:45

And so it sometimes looks like a big scary, like, deal, and we always tell people, it's not. Mhmm. There's always a way forward. And in this case, you have an encroachment, they always give the option to remove the encroachment.

Mark: 13:00

Right.

Tim: 13:00

Or you can move forward with an encroachment agreement. There will be a fee attached to that, and the city will let you know what those are. You submit that usually pictures and things like that, signed documents. Those documents are registered on title. Once it's on title, it's forever there.

Tim: 13:16

That encroachment will never have to be registered again. If you sell the home, the next buyer will not have to do that, and the process continues down the road. Now does the house still can the house still sell? Absolutely. House sells, and then usually what we see happening is on the lawyer side, they do a holdback or something in that case, just so that they can make sure that the original seller is actually dealing with that encroachment, paying for that, and then when it is done, the hold back is released.

Tim: 13:41

So it can be a lengthy process, but Right. It's not a it's not a scary process.

Mark: 13:46

So I've had friends who lived next to a something that was like a throughway of the city. I have one friend right now who actually rents that from the city every I have another friend who actually bought that property when the city decided, you know what, we're not gonna need this for a laneway.

Tim: 14:04

For sure.

Mark: 14:04

So all these sort of things can happen. Now, when that happens, should you get a new survey, or?

Tim: 14:11

So, just trying to understand the scenario a little bit here. Let's say Let's

Mark: 14:15

start with the rental one. The city's renting my my friend this basically space that looks like a laneway, but they're not gonna use it. So Right. She's she's got a little place where she sits and that has picnics and whatnot, and she's put in landscaping, that sort of thing. She rents it from them every year.

Mark: 14:31

Should she know where the line is, so that she knows exactly where her property ends and the cities begins?

Tim: 14:37

Yeah. I would I would imagine if it if it was me, I would have done my due diligence for sure. And if I'm gonna rent that, I'm not gonna trust, hey, this is, you know, whatever the square footage or the size of that. Right? And this is the cost for it.

Tim: 14:49

So I would definitely have got a survey for sure done to verify, okay, this is the spot I'm renting. Absolutely. Yeah. We see that happening with commercial properties where they've got a large sign. Right?

Tim: 15:03

Yeah. To, you know, let people know where they are. And they're trying to put it as close to the road as possible, and, you know, that that territory is always gonna be city property. Right? And so they're almost always on city property, and they end up doing a sort of a rental agreement where they can keep the sign there, pay the city annual fees, and they're and they're good to go.

Mark: 15:22

How does municipal compliance fit in with the RPR process? And what is that?

Tim: 15:27

Exactly. So the RPR is step one. Now, great document. You can see what's going on on your property. Right?

Tim: 15:35

There's kind of an extra layer that is discussed in that real estate contract, and that's compliance. And so each municipality or, you know, greater city in Alberta, they'll have somebody review that RPR against their bylaws. What they're looking at is that the house was built in the correct spot. Right? The deck is not overheight.

Tim: 15:55

You've not covered your entire backyard with a deck maybe. Right?

Mark: 15:59

Right.

Tim: 15:59

You're looking to see that the bylaws that are in place for that municipality are being adhered to on the property. And if they are, you're good to go. They give you sometimes a stamp. Others give you a letter saying that the RPR is compliant. That's returned to whoever submitted the RPR to the municipality for compliance, and you're off to the races.

Mark: 16:18

So how can an unresolved RPR or a compliance issue delay or even derail a transaction?

Tim: 16:25

For sure. Yeah. Totally. So for the most part, we see most RPRs being compliant. You know?

Tim: 16:34

When we see an RPR not compliant is usually in maybe older communities or that kind of thing, and it's going to the city. They're reviewing it. They say, hey. It's not compliant. You really have always a couple of options.

Tim: 16:49

So in most cases, you can do what's called a relaxation or a variance, and

Mark: 16:54

Right. I've heard I've heard the variance Yeah.

Tim: 16:57

For sure. Yeah. And every municipality calls it something different. Right?

Mark: 17:00

Right.

Tim: 17:00

And so, essentially, without getting into the details of each one, they're saying, hey, guess what? Some nobody got a permit to build this deck. He built it in the wrong spot. It's too high actually for our bylaws and way too close to the neighbor's property lines. So we can't give you compliance yet.

Tim: 17:16

But if you wanna, you know, go forward with the paperwork, we can do a variance. And they're essentially relaxing the bylaw for you. Right. You don't you don't have to tear it down or nothing like that. And so they're gonna relax the bylaw for you.

Tim: 17:28

There's a process to do that. They fill out the paperwork. And once that is complete, you've checked all the boxes, then they're gonna give you a compliant RPR with what would be called like a development permit stamp because of that object that was, you know, not compliant with the bylaw.

Mark: 17:45

Right. Which speaks to the advice you gave earlier about getting the real property report at the earliest possible time.

Tim: 17:52

Exactly. Just in case. Yeah. No, for sure. Yeah.

Tim: 17:56

We always say there's a way forward through everything. And when you're closing a deal, know, you know, everything's fast paced and, hey, we've got an offer. We're closing this date. We need this to go through and that. You know, a grid survey company should be able to explain these processes to their client, right, and show them the path forward.

Tim: 18:14

And once a client sees the path forward, almost all the time, they're they're more rest assured, they understand what's going on. Okay. I totally get it. I can still sell my home. Right?

Tim: 18:23

It's not the end of the world. They move forward with the deal.

Mark: 18:27

And I guess homeowners who've had a real property report, say ten years ago when they bought their house, now they wanna build a deck. You know, it probably is a good idea to pull that out and go, okay, where am I exactly? So I make sure I'm not breaking any rules are gonna cause me issues down the road.

Tim: 18:41

Yeah. Exactly. Yeah. The Real Property Report is I don't know what you I guess you could say it's a lifetime document. Right.

Tim: 18:52

So it's an actual survey. And sometimes I'm like, I wish they didn't call it a Real Property Report, and they just called it a, you know, a land survey or a property survey.

Mark: 18:59

Right. And I've often called it a survey. I had a survey done on my property.

Tim: 19:03

Well, exactly. Right? So let's say you didn't let's say the scenario was, you know what, you you didn't have a real property report, and you were gonna build a garage. Well, guess what the city's gonna ask you for? They're gonna ask you for a property survey.

Mark: 19:15

There you go.

Tim: 19:15

And a land surveyor is gonna do a real property report for you and say, here you go. Mhmm. Let's say you wanna build a fence. A good contractor is gonna say, hey. Do you have your property survey?

Tim: 19:23

Right? So I can so I know where the property lines are, and they'll take the measurements off of that. If you don't have one, guess what they're gonna ask for. Right? And so anything you built on your property that you go through the proper channels to do.

Tim: 19:37

Right? Those people are gonna ask you for a property survey, and you're gonna call up a land surveyor and get one done. So that's why we say, if you're getting if you're going the route of a real property report, get the seller to do it, you know. They will they'll pay for it. Because if you don't, and you're just like, okay, well, it's fine.

Tim: 19:53

I'll you know, I don't need one. I'll just I'll I'll just close in a different way, and that's and then down the road, you build a deck or a fence, or you do an addition to your home. You're the one now paying for that exact survey that you could have got the seller to pay for.

Mark: 20:06

Right. Yeah. So we speak to a lot of realtors on this podcast, obviously. Yeah. So when realtors you're dealing with with this, how could they help their clients understand the importance of RPRs without overwhelming them with the technical Yeah.

Mark: 20:19

Details that might

Tim: 20:21

For sure. I would say that so depending on who they're acting for. So if they're acting for the buyer, then it's usually a fairly easy conversation when you're looking at a home saying, hey, we're gonna request the RPR from the seller. And if the, you know, if their client says, well, what's that? Then it's simply saying, hey, it's a property survey.

Tim: 20:39

Lets you know what's going on on property, if the property and what was built there is compliant, if there's encroachments, what your property lines are. And if you save that document, you can use it for fence line improvements, house improvements, and everything else because it's a proper land survey. So we really wanna get it from the seller. So that one's usually an easy sell. Now if you're acting for the seller, you know, sometimes they don't want to do that because they don't have an offer on the house yet.

Tim: 21:07

And I said, well, let's just wait till we get an offer on the house, and then and then we'll do that. Well, the issue we find with that is then you're at the last minute closing. There's a lot of stress. And if there are if there is something on the property that didn't meet the bylaws or maybe your fence is encroaching a little bit and the city, you know, does their compliance review and submits the letter and you get that letter, then the other side sometimes has some leverage because they're like, well, hey, the product looks great, but we just got this back from, you know, from you from from the city, and it looks like the fence is encroaching, and this is that. So we kinda wanna now offer a bit lower or renegotiate or something like that to be able to have you fix these problems.

Tim: 21:48

So we always say, get your RPR done right away. Get any problems fixed or adjusted so that you can let a potential buyer know that, so everything, all the cards are on the table then.

Mark: 21:59

Now when there is an RPR related issue during a transaction, say we've already begun, we've gone through it, and now things are discovered. Who gets involved in resolving that? Is it the realtor? Do you bring the surveyor back in? Is it the lawyer?

Mark: 22:12

Mean, who gets involved trying Yeah, to sort all this

Tim: 22:15

for sure. So there can be a few different parties involved. For the most part, I would say if something is discovered on the property, it's gonna be by the city when they do the compliance review. From there, they're gonna email whoever submitted the RPR. Now a good land survey company can submit those RPRs, and then that usually means that the land survey company can work with the client on behalf of the city and say, these are the next steps forward.

Tim: 22:39

That's something that we do. And we find, even if we charge a small fee for that, most clients are more than happy to have us act as the middle the middleman between them and the city since we've done it thousands and thousands of times. Right. And just get the process done. Now if it was submitted just by a homeowner or the realtor, well, they're gonna get the information from the city.

Tim: 22:59

Yes. Then it's on them to say, hey. What are my next steps? If you're the realtor, maybe you're trying to help your client do it. If you're the homeowner, maybe you're trying to do it.

Tim: 23:07

So I would suggest always working with your local survey company to do this. They've got the experience. They know what to do. They've seen these thousands of times. And when you're selling a property, likely a good idea just to pass on some of these very small costs to somebody else to get them out of your hair.

Mark: 23:25

And as the surveyor, you can give that advice to your client to

Tim: 23:28

say Absolutely.

Mark: 23:29

This is a small issue, or this is a big issue that we really need to do something about.

Tim: 23:33

For sure. We always say phone calls are free. Know, we get them Yeah. Every week from somebody, and it's a survey we did, or a survey another company did, and they say, hey, this is what's going on. What do you guys think?

Tim: 23:46

And we can tell them exactly what you said. You know what? This is not a big issue. This is what you can do, and it's resolved. Or we tell them, hey, this is an issue, but this is what you can do to get it resolved.

Tim: 23:57

And, yeah, of course, any kind of advice like that really calms them down. Right? Yeah. And gives them a path and an approach forward.

Mark: 24:05

Now, when it comes to cost, Tim, is there an average price for a real property report on a lot in a city?

Tim: 24:12

Yeah. I would say average price for a real property report on a lot in a city is probably $500. Yeah. Yeah. Give or take, definitely.

Mark: 24:22

Yeah. So it's interesting. I mean, I think I have a real property report in my file of the house that I live in now, which I bought thirty one years ago. Just makes me wanna pull up my file and look, is it still in there? Yeah.

Mark: 24:37

I don't think I've used it since then. There you go, haven't had to build anything. Tim, how how when's the last time you surveyed your own house?

Tim: 24:45

Two yeah, 2020. What about Yeah. Twenty So, not too long ago.

Mark: 24:51

Just to make sure, or what? Or were you buying that one?

Tim: 24:53

I was buying that one, yeah. So I have I have the real property report from that one. That's great. Definitely. That was, of course, you know, coming from me, right, that was the first thing I was I wanted to see.

Mark: 25:03

Yeah. Alright, Tim. This has been great information for folks. Thanks so much for doing this. We do ask one last question that's kind of unrelated to your job.

Mark: 25:12

It's more about where you live, and the kind of house you live in, and what makes that a home. So to you personally, what makes a house a home?

Tim: 25:21

Yeah. Great question. I would say, first of all, it's the people that you live there with. Your family, that's what makes it home. Second, a few unique things that are probably unique to each personality.

Tim: 25:33

I like good outdoor space just to be able to get outside. I know it's only six months of the year here. Yeah. But to be able to get outside, enjoy the grass between your toes, sit in the hammock, and that's play with the family and the kids outside, and good green space nearby. Right?

Tim: 25:48

To me, that makes home. Good family, good outdoor spaces, and good green space nearby, definitely.

Mark: 25:55

Great answer, Tim. Thanks so much. Tim Parrish is the with ARC Surveys. I mean, talking about real property reports today. We really appreciate your time, Tim.

Mark: 26:02

Thanks Alright. So

Tim: 26:03

You take care.