RMS Measurements in Edmonton

Need an RMS measurement in Edmonton? UrbanMeasure sends a technician to measure the home by hand, room by room, under the Real Estate Council of Alberta's Residential Measurement Standard. No scanning systems are used to calculate the number. Most visits take about an hour on-site, and when we finish before 4 pm you get the above-grade RMS size, a schematic drawing, room dimensions, ceiling heights and bathroom counts the same day. Every report is backed by $5 million in E&O insurance, and pricing starts at $124.99 plus GST.

• Method: on-site, by hand
• Standard: RECA RMS
• Report: RMS total, schematic, rooms, ceilings, baths
• Insurance: $5M E&O
• Turnaround: documents back the same day for appointments completed before 4:00 pm
• Price: from $124.99 plus GST (up to 1,500 sq ft total measured size, basement included)
• Experience: over 130,000 properties measured
• Appointment length: most RMS appointments take about an hour on-site

Prefer to talk? Call our Edmonton line at 587-598-4420.

Last updated November 2, 2026. Reviewed by David Boudreault, UrbanMeasure

RMS measurements for Edmonton REALTORS®

RECA's rules apply across Alberta. When size is given for any residential property listed on MLS®, it has to be measured using the RMS, and getting that number right is your brokerage's responsibility.

You can measure the home yourself or hire someone. If you hire someone, RECA asks you to check that the measurer is trained, has experience, uses suitable tools and carries errors and omissions (E&O) insurance. Here's how we line up:

• Trained: our in-house team measures to RECA's RMS every day, and RECA's own licensee guide uses many of our diagrams.
• Experienced: 20+ years of measuring, through seven guideline changes, and over 130,000 properties measured.
• Suitable tools: every home is measured on site by hand, not estimated from a scan.
• Insured: $5 million in E&O insurance backs every report.

Worth knowing: RECA's rule applies whenever a size is given. It doesn't require every listing to show a size. If the seller wants size shown, or the listing database has a mandatory size field, it must be the RMS size. Read RECA's Residential Measurement Standard page.

What your Edmonton RMS report includes

The measure report

You get the above-grade RMS total in square feet and square metres, the size of each level, room dimensions, dominant ceiling heights and bathroom piece counts.

The schematic drawing

A schematic drawing comes with every report and supports the RMS number, so you can back up the size on your listing.

Below-grade area, shown separately

We measure the basement and any other below-grade space and report it outside the RMS total, so the listing can show both numbers. There's no separate add-on: price is calculated on total measured size, basement included. A home with a 1,500 sq ft main floor and a 1,000 sq ft basement is priced on 2,500 sq ft, which is $174.99 plus GST, while its RMS size on the listing stays 1,500 sq ft.

Optional upgrades

Add a property layout, a marketing floor plan, listing photos, or the Realtor Essentials Package in the same visit.

How we measure Edmonton homes under RECA's RMS

Detached and semi-detached homes

We measure to the outside perimeter at the foundation, including shared walls. If the thickness of a shared (demising) wall can't be determined, we use an exterior wall thickness.

Townhouses

Row and side-by-side townhouses are measured at the exterior wall at the foundation. This has applied since January 1, 2024, whether the home is fee simple or condo.

Apartment-style condos and Stacked Townhouses (Attached Properties)

Apartment-style condos, and Stacked Townhouses (Attached Properties) with a unit above or below, are measured on the interior, paint-to-paint at floor level. An assumed exterior figure may also be shown, as long as it is clearly labelled as not RMS.

What counts and what doesn't

Counts toward RMS size:

• Levels entirely above grade
• Extensions such as cantilevers, bays and dormers at least 1.5 m / 5 ft high
• Year-round additions and conversions
• Sloped areas at least 1.52 m / 5 ft high, where the room reaches 2.13 m / 7 ft

Doesn't count toward RMS size:

• Any level partly below grade (walkouts, bi-level lower floors)
• Garages
• Open-to-below and vaulted voids
• Three-season rooms

The 2% rule and how we report size

The size you advertise must be within 2% of the RMS size. It's given in one measurement system and reported to the nearest 0.1 m² or the nearest whole square foot.

Why hand-measured, not scanned

Our in-house technicians measure by hand to within 1/10th of an inch, and we never outsource. A person on site applies RECA's inclusion and exclusion rules room by room. Read more in manual vs 3D scanning.

Edmonton properties that change the RMS number

Older homes and infills in mature neighbourhoods. Character homes in mature neighbourhoods are often 1.5 storeys, so the sloped-ceiling rules apply and low areas under the roofline may not count. Newer infills and semi-detached homes built on the same streets are measured to the exterior, including the shared wall.

Condos downtown and in Oliver. Apartment-style units are measured paint-to-paint at floor level, and the RMS size and the condominium unit registered size (CURS) must be disclosed separately. CURS is usually larger.

Acreages around the city. We measure the home itself, room by room. Garages don't count toward the RMS size.

Walkout basements in newer communities. A walkout level is partly below grade, so the whole level stays out of the RMS total. We report it as a separate figure.

Bi-levels and splits. The lower levels are below grade and are reported separately.

Additions and converted spaces. The year-round-use test decides whether a sunroom, addition or converted garage counts.

Want to see examples of our work? Email info@urbanmeasure.com.

Booking, appointment and turnaround

How to book

Book online through our booking page or call our Edmonton line at 587-598-4420.

The online booking page walks you through what we need to know about the property. Questions first? Call 587-598-4420.

How long the appointment takes

Typical RMS appointments take about an hour on-site.

Large luxury homes and rural properties with multiple outbuildings can take longer.

Same-day delivery

Measurement documents come back the same day for appointments completed before 4:00 pm.

You receive an RMS Report and a Schematic Drawing. We also offer Property Layouts (with the Realtor Essentials Package), 2D Marketing Floor Plans, Premium Floor Plans and 3D Floor Plans. For examples of each, email info@urbanmeasure.com. If an appointment ends after 4:00 pm, we still do our best to finish your documents the same day; if not, you'll have them the following morning.

What to prepare

• Access to every room
• A clear path along the exterior walls
• Pets secured
• Someone available who can confirm any additions

Pricing

A standalone RMS measurement is from $124.99 plus GST for properties up to 1,500 sq ft. Price is based on total measured size, with the basement included. That's different from the RMS size on your listing, which leaves out below-grade area.

Total measured size (basement included): price

• Up to 1,500 sq ft: $124.99 plus GST
• 1,501–2,000 sq ft: $149.99 plus GST
• 2,001–2,500 sq ft: $174.99 plus GST
• 2,501–3,000 sq ft: $199.99 plus GST
• 3,001–3,500 sq ft: $224.99 plus GST
• 3,501–4,000 sq ft: $249.99 plus GST
• Over 4,000 sq ft: add $25 plus GST for every additional 500 sq ft

A size exactly on a boundary falls in the lower tier (for example, 2,000 sq ft is $149.99 plus GST, and 2,500 sq ft is $174.99 plus GST). All prices plus GST.

Example: a home with a 1,500 sq ft main floor plus a 1,000 sq ft basement is priced on the 2,500 sq ft total, which comes to $174.99 plus GST. Its RMS size on the listing is still 1,500 sq ft.

Realtor Essentials: from $445 plus GST for up to 2,500 sq ft, plus $50 plus GST per additional 500 sq ft. It includes insured measurements, the RMS schematic, up to 50 photos, a 60-second video or 360 tour, and a basic floor plan. See Realtor Essentials Package.

Volume and brokerage pricing: We have partnership programs with many of the top brokerages. Please let us know if you are interested in discussing an exclusive partnership.

Why Edmonton REALTORS® choose UrbanMeasure

UrbanMeasure is the trusted measurement provider for many of the top REALTORS® in the Edmonton area. Here's what backs that up:

• RECA's own Guide to the Residential Measurement Standard in Alberta (Fifth Edition, January 2024) thanks “UrbanMeasure Inc. for many of the diagrams in this Guide.” See RECA's licensee guide (PDF).
• 20+ years of experience, through seven guideline changes
• $5 million in E&O insurance, and our reports aren't labelled “approximate”
• An in-house team, with no outsourcing
• Featured as measurement experts by Redfin
• Over 130,000 properties measured
• Partnership programs with many of the top brokerages

Accuracy you can stand behind

We stand behind every measurement. Our in-house technicians measure each Edmonton home on site by hand, to within 1/10th of an inch, and apply RECA's inclusion and exclusion rules room by room. Every report is backed by $5 million in E&O insurance, and our reports aren't labelled “approximate” or “subject to verification.”

Areas we serve around Edmonton

We measure homes across Edmonton, including Downtown, Oliver, Glenora, Garneau, the Highlands, Terwillegar, Windermere and Summerside. More about our Edmonton service.

No travel fee: Beaumont, Leduc, Spruce Grove, Acheson, St. Albert, Fort Saskatchewan, Sherwood Park and Nisku.

Out-of-area fees are approximate. We calculate them from Anthony Henday Drive, Edmonton's ring road, to the appointment address. Devon, Calmar, Stony Plain, Morinville and Gibbons are about $50 plus GST. We serve all the counties around Edmonton, including Strathcona County. Not on either list? Call 587-598-4420 and we'll confirm the fee before you book.

UrbanMeasure Edmonton
Phone: 587-598-4420
Email: edmonton@urbanmeasure.com
Hours: Monday to Friday, 9 am to 5 pm. Closed Saturday and Sunday.
Mail and cheques: Calgary head office, 4034 16th Street SW, Calgary, AB T2T 4H4

We don't have a physical office in Edmonton. Our Edmonton team works remotely and travels to each property.

Edmonton RMS measurement FAQ

What does an RMS measurement cost in Edmonton?

A standalone RMS measurement in Edmonton starts at $124.99 plus GST and covers up to 1,500 sq ft of total measured size. We price on the whole home, basement included, and add $25 plus GST for each additional 500 sq ft. A size that lands exactly on a boundary, such as 2,000 sq ft, takes the lower tier. A home with a 1,500 sq ft main floor and a 1,000 sq ft basement is priced on 2,500 sq ft: $174.99 plus GST. RMS is also part of our Realtor Essentials package, from $445 plus GST for up to 2,500 sq ft (plus $50 plus GST per additional 500 sq ft), which adds photos, a 60-second video or 360 tour, and a basic floor plan.

How long is the appointment, and when will the report arrive?

Most RMS appointments take about an hour on-site, though large luxury homes and rural properties with multiple outbuildings can take longer. When we finish before 4:00 pm, your documents come back the same day: an RMS Report with the RMS total, room dimensions, ceiling heights and bathroom counts, and a Schematic Drawing that supports the size on your listing. If an appointment ends after 4:00 pm, we still do our best to finish your documents the same day; if not, you'll have them the following morning.

Do Edmonton MLS® listings need an RMS measurement?

They do whenever a size is given. RECA's rules apply across Alberta, so if a residential MLS® listing shows a size, or the listing database has a mandatory size field, that size must be measured using the RMS. The advertised size has to be within 2% of the RMS size, and a third-party report documents your due diligence.

How is a downtown or Oliver condo measured differently from a house?

Apartment-style condos, and Stacked Townhouses (Attached Properties) with a unit above or below, are measured on the interior, paint-to-paint at floor level. Detached and semi-detached homes and row townhouses are measured at the exterior wall at the foundation, shared walls included. For any condo, the RMS size is reported separately from the condominium unit registered size.

Does a walkout basement count toward the RMS size?

No. If any part of a level sits below grade, RECA treats the whole level as below grade, and that includes walkouts. We still measure the basement and report it as its own figure, so the listing can show both numbers. It isn't an extra charge: our price is based on total measured size, basement included, so a home with a 1,500 sq ft main floor and a 1,000 sq ft basement is priced on 2,500 sq ft: $174.99 plus GST.

Can I list the size from the property assessment or the builder's plans?

No. RECA requires licensees to measure using the RMS or hire someone who will. Assessment figures, builder sizes and earlier listings don't qualify. The narrow exceptions are renewing a recently expired listing and re-listing a rental under an ongoing property management agreement.

Do you measure acreage homes outside the city?

Yes. Our technicians measure acreage homes on site by hand, the same way we measure homes in the city, and apply RECA's inclusion and exclusion rules room by room. Garages don't count toward the RMS size. Detached shops and other outbuildings are noted on the measurement report. They aren't shown on the Schematic Drawing, but they are included on our 2D Marketing Floor Plans; email info@urbanmeasure.com for an example. Rural properties with multiple outbuildings can take longer than an hour on-site. We serve all the counties around Edmonton; out-of-area fees are approximate, plus GST, and calculated from Anthony Henday Drive to the property.

Can't a virtual tour camera measure my listing?

Not to RECA's standard. A virtual tour camera can produce a tour and a floor plan, but it can't decide what counts toward RMS size, such as below-grade levels, low sloped-ceiling areas or open-to-below spaces. Our in-house technicians measure every property on site by hand, to within 1/10th of an inch, and apply RECA's inclusion and exclusion rules themselves. We don't use scanning systems to calculate the RMS number. We can still add a property layout, a marketing floor plan or listing photos in the same visit.

Which communities around Edmonton do you serve?

We measure across Edmonton and nearby communities. There's no travel fee for Beaumont, Leduc, Spruce Grove, Acheson, St. Albert, Fort Saskatchewan, Sherwood Park and Nisku. We serve all the counties around Edmonton, including Strathcona County. Out-of-area fees are approximate and calculated from Anthony Henday Drive, Edmonton's ring road, to the appointment address: Devon, Calmar, Stony Plain, Morinville and Gibbons are about $50 plus GST. For other communities, we'll quote the fee when you book.

Have another question? See our full RMS FAQ for Alberta, or learn about RMS measurements across Alberta.

Book your Edmonton RMS measurement

Get a hand-measured, RECA-compliant RMS report in about an hour on-site, with your documents back the same day when we finish before 4:00 pm. Book online, or call or email our Edmonton team.

Call 587-598-4420 or email edmonton@urbanmeasure.com. Bundle with photos: Add photos, and uTour or Video with Realtor Essentials Package.