What a Survey Reveals

A survey produces a formal plat or diagram showing: Property boundaries: the exact corners and lines of your legal parcel, measured and mapped with survey markers or pins set in the ground. Structures on the property: the location of the house, garage, shed, fence, driveway, and pool relative to the property lines. This reveals whether any structure violates setback requirements — the minimum required distance from the property line established by local zoning. Encroachments: situations where something extends across a property line. A neighbor's fence 2 feet inside your boundary is an encroachment. Your driveway slightly crossing the property line into your neighbor's land is also an encroachment. Encroachments can create legal disputes and title issues. Easements: recorded rights that allow others to use part of your property (utility easements for power lines or underground pipes, access easements for neighboring properties, drainage easements). Easements appear on the survey so buyers know exactly where they are and what restrictions they impose. Dimensions: exact lot dimensions in feet (or meters) and the total acreage or square footage of the parcel.

Types of Surveys

Boundary survey: the most common type for residential properties. Shows the property lines and corners, typically monuments at each corner. Cost: $300–$700 for a standard residential lot in most markets; more for large or irregular parcels. Does not necessarily show all structures or easements. Location survey (staked or mortgage survey): shows the location of improvements (house, outbuildings) relative to the property boundaries. Often required by lenders for mortgage purposes. Generally less precise than a full boundary survey. ALTA/NSPS Land Title Survey: the most comprehensive survey standard, required for most commercial transactions. Shows boundaries, improvements, easements, utilities, access, zoning setbacks, and compliance with zoning requirements. Cost: $1,000–$5,000+ for residential; significantly more for commercial. Required when purchasing through many commercial lenders and for complex residential transactions. Topographic survey: shows elevation changes across the property. Used for development, drainage planning, and construction. Less common for standard residential purchases.

When You Need a Survey (and When You Don't)

When a survey is often required or recommended: • Any lender financing: many lenders require a survey, particularly for properties without a recent survey on record • Properties where fence or structure locations seem uncertain • Undeveloped land or large acreage where boundaries are not clearly marked • Properties adjacent to water (waterfront boundaries can be legally complex) • Any time a neighbor dispute about boundaries exists When surveys are commonly skipped: • Condominium purchases (the unit's boundaries are defined by the condo documents, not a land survey) • Properties with a recent survey on record that the title company accepts • Properties with well-established boundaries in a dense urban environment where lot lines are clear Even when not required, a survey is worth ordering if you have any reason to question property boundaries, plan to fence the property, or are purchasing rural or waterfront property.

“I recommend surveys for buyers purchasing any property where the boundaries matter to how they intend to use the land — rural properties, waterfront properties, properties where the buyer plans to build, and properties with older fences that may have drifted from the actual boundary. The cost of a survey ($400–$700 for most residential properties) is trivial compared to the cost of discovering a fence encroachment or easement issue after you own the property and need to resolve it legally.”

— Ryan Brown, Principal Broker & CEO, Own Luxury Homes®

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