What is RMS?
The Residential Measurement Standard (RMS) is the mandatory measurement methodology for all residential real estate listings in Alberta, administered by RECA (Real Estate Council of Alberta). It defines precisely what space counts, how it's measured, and what must be disclosed separately. All REALTORS® in Alberta are required to use RMS when listing properties.
What RMS Includes
RMS measures above-grade finished living space only. Specifically:
- All finished rooms above the main grade level
- Finished upper floors
- Attached garages are not included (even if heated and finished)
- Spaces must have a minimum ceiling height of 2.13m (7 feet) to count
- All measurements are taken from the exterior of exterior walls
What RMS Excludes
This is where buyers are most often surprised:
- Basements — whether finished or unfinished, developed or undeveloped, basements are always excluded from RMS square footage
- Garages (attached or detached)
- Covered decks and porches
- Any space below 2.13m ceiling height
This means a 1,500 sq ft bungalow with a fully developed basement might have 1,500 sq ft of RMS but 3,000 sq ft of total livable space. The listing must separately disclose the developed basement area, but it won't appear in the main square footage figure.
What Gets Disclosed Separately
Alberta MLS listings are required to disclose:
- Above Grade Sq Ft: The RMS measurement
- Below Grade Sq Ft: Finished basement space (disclosed separately)
- Total Sq Ft: Some listings show this as a sum, but always verify what's included
Why This Matters When Comparing Listings
A 1,400 sq ft home in Calgary is not the same as a 1,400 sq ft home in British Columbia, where basement space may be included in the advertised figure. Within Calgary, always check both the above-grade and below-grade figures when comparing properties.
The RMS measurement also explains why Calgary bungalows are often better value than the square footage suggests — a 1,200 sq ft bungalow typically has an equal footprint available in the basement, potentially doubling the livable space at a fraction of the cost to develop.
How RMS Affects Appraisals
Alberta appraisers also use RMS. When your lender orders an appraisal, the appraiser will measure using the same standard. If a listing's stated square footage doesn't match what the appraiser measures, it can affect financing. Always review the measurement certificate if the square footage is a key factor in your purchase decision.
Tips for Buyers
- When comparing a bungalow to a two-storey, add the above-grade and below-grade figures for the bungalow before comparing to the two-storey's RMS figure
- Ask your REALTOR® to provide the RMS measurement certificate for any property where square footage affects your decision
- Be cautious with older listings — pre-RMS measurements (before 1996) may have included basement space in the main figure
- New construction listings sometimes show "to be built" measurements that are subject to revision
If you have questions about specific listings, contact me directly — I'm happy to walk through the numbers on any property you're considering.
