Survey
Survey
Quick Definition
A property survey is a professional measurement conducted by a licensed land surveyor that establishes the precise legal boundaries of a parcel, locates existing structures relative to those boundaries, identifies easements and rights-of-way, and reveals any encroachments — buildings or improvements that cross property lines. Surveys protect buyers from boundary disputes, confirm they are receiving the land described in the deed, and are often required for title insurance and mortgage lending.
What It Means
Property boundaries exist on paper (in deeds and public records), but determining exactly where those boundaries are on the ground requires a licensed professional surveyor with specialized equipment. Without a survey, you may not know whether your fence is on your land, whether your neighbor's shed crosses your property line, or whether an easement runs through the area where you plan to build.
Surveys are especially important for: vacant land purchases, properties with unclear histories, rural properties, commercial transactions, and any purchase where the buyer is uncertain about boundary locations.
Types of Surveys
| Survey Type | Description | When Required/Used |
|---|---|---|
| Boundary survey | Establishes property corners and lines | Most residential purchases |
| ALTA/NSPS survey | Most comprehensive; meets national standards | Commercial transactions; lenders |
| Topographic survey | Maps elevation changes and natural features | Development; grading planning |
| Mortgage inspection / plot plan | Basic verification of structures; not a true survey | Many residential lenders (less rigorous) |
| Construction survey | Stakes out building location before construction | New development |
| As-built survey | Records completed construction | Final inspection; permits |
| Subdivision plat | Divides larger parcel into multiple lots | New subdivisions |
| Flood zone survey (LOMA/LOMR) | Establishes whether property is in flood zone | FEMA flood insurance disputes |
What a Survey Reveals
| Finding | Significance |
|---|---|
| Property corners and dimensions | Exact size and boundaries; compare to deed description |
| Encroachments | Neighbor's structure on your land; your structure on neighbor's land |
| Easements | Location and width of recorded easements physically shown |
| Rights-of-way | Roads and utilities that burden the property |
| Fence vs. property line | Whether existing fence matches legal boundary |
| Building setback compliance | Whether existing structures comply with zoning setbacks |
| Lot coverage | What percentage of lot is covered by structures |
| Flood zone status | Whether property falls within FEMA flood zone |
The ALTA/NSPS Survey: The Gold Standard
The American Land Title Association (ALTA) / National Society of Professional Surveyors (NSPS) survey is the most comprehensive and rigorous survey type:
| Feature | ALTA Survey |
|---|---|
| Standards | Meets national minimum standards |
| Contents | Boundaries, improvements, easements, encroachments, zoning, utilities, flood zone |
| Required by | Major commercial lenders and title insurers on commercial transactions |
| Cost | $2,000-$10,000+ depending on size and complexity |
| Liability | Surveyor certifies accuracy; provides legal liability |
| Table A items | Optional additional items: GIS data, parking counts, FEMA zone, etc. |
Survey Costs
| Survey Type | Typical Cost |
|---|---|
| Mortgage inspection / plot plan | $100-$300 |
| Boundary survey (residential) | $400-$1,000 |
| Boundary survey (larger/rural) | $1,000-$3,000 |
| ALTA/NSPS (commercial) | $2,000-$10,000+ |
| Topographic survey | $1,000-$5,000 |
| Subdivision plat | $5,000-$20,000+ |
Encroachments: The Most Common Issue
An encroachment is when a structure or improvement extends across a property boundary:
| Type | Example |
|---|---|
| Neighbor encroaches on you | Neighbor's garage overhangs your property by 2 feet |
| You encroach on neighbor | Your fence is 3 feet onto neighbor's property |
| Public ROW encroachment | Your deck extends into city sidewalk right-of-way |
| HOA encroachment | Improvement extends into common area |
Resolution options: Negotiate a boundary line agreement (adjusting the legal line), obtain an easement over the encroaching area, remove the encroachment, or reflect the encroachment in a reduced purchase price.
Is a Survey Required at Closing?
Requirements vary by transaction type and state:
| Scenario | Survey Typically Required? |
|---|---|
| Residential purchase (new construction) | Yes — builder provides |
| Residential purchase (existing home) | Varies by state and lender; often not required |
| Commercial purchase | Yes — ALTA survey standard |
| Refinance | Usually not required |
| Vacant land purchase | Strongly recommended; often required |
| Cash purchase | Not legally required, but highly recommended |
Many residential transactions use a mortgage inspection report (plot plan) rather than a true survey — it costs less but provides fewer protections. Always consider ordering a full boundary survey for significant purchases.
Key Points to Remember
- A survey physically locates property boundaries and structures — protecting against encroachments and disputes
- ALTA/NSPS surveys are the most comprehensive — standard for commercial transactions
- Surveys identify encroachments (structures crossing property lines), easement locations, and setback compliance
- Cost ranges from $400-$1,000 for residential to $2,000-$10,000+ for commercial
- Mortgage inspection reports are cheaper alternatives but provide less protection than full boundary surveys
- Always order a survey when buying vacant land or any property where boundaries are unclear
Frequently Asked Questions
Q: Can I use the seller's old survey instead of getting a new one? A: You can review an old survey as a reference, but relying on it has risks: structures may have changed, easements may have been added, and survey technology has improved. For most residential transactions, the practical risk of using a recent (5-10 year old) survey is low if nothing has changed on the property. For commercial transactions or any transaction where changes have occurred, a current survey is essential. Title insurers may require updates to old surveys to provide coverage.
Q: What is a "plat" and how does it relate to a survey? A: A plat is a map of a subdivided parcel — showing all the individual lots in a subdivision, their dimensions, easements, and common areas. When a developer creates a new subdivision, they prepare a subdivision plat that is recorded with the county. Your property's legal description typically references the plat (e.g., "Lot 15, Block 3, Sunrise Estates Subdivision"). The plat provides the official boundary description for all lots in the subdivision.
Q: What happens if the survey reveals my neighbor's fence is on my property? A: You have options, but the situation requires careful handling. You can: (1) negotiate a boundary line agreement — adjust the legal boundary to match the fence; (2) grant a license for the fence's current location with no permanent rights; (3) require removal of the encroachment; or (4) accept the situation and let prescriptive easement concerns run their course. The longer the encroachment has existed, the more complex the resolution. An encroachment disclosure is also needed at closing if you later sell the property.
Related Terms
Easement
An easement is a legal right for one party to use a portion of another person's property for a specific purpose — such as utility lines, driveways, or public access — that runs with the land and survives property transfers.
Due Diligence
Due diligence is the process of thoroughly investigating and verifying information about a company, investment, or transaction before committing — ensuring that what is represented is accurate and that material risks are understood.
Earnest Money
Earnest money is a deposit made by a homebuyer to demonstrate serious intent when submitting a purchase offer — typically 1-3% of the purchase price, held in escrow and applied toward the down payment at closing.
Escrow
Escrow is a financial arrangement where a neutral third party holds funds or assets on behalf of two parties until specific conditions are met — commonly used in real estate transactions and ongoing mortgage payments for taxes and insurance.
Home Equity Loan
A home equity loan lets homeowners borrow against the equity they have built in their home — receiving a lump sum at a fixed interest rate, using the home as collateral for the loan.
Mortgage
A mortgage is a loan used to purchase real estate where the property itself serves as collateral, repaid through regular monthly payments of principal and interest over a fixed term, typically 15 or 30 years.
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