The cost for a land surveyor can vary depending on several factors, including the size and complexity of the property, the location, the type of survey required, and the surveyor’s experience and reputation.
Additionally, local market conditions and the availability of surveying services in your area can also influence the cost. The average land surveying costs approximately $550. However, the price for a land surveyor varies quite a bit.
Many factors go into property survey costs, including where you’re located, the type of property survey, and the size of your land. You might want to hire a land surveyor for several reasons, including putting up a fence or garage, buying a new house, or adding an addition to your existing home.
From my experience as a real estate agent for thirty-eight years, I’ve worked with several land survey companies. Many of my clients have asked me how much a land survey costs. As a landowner you should always seek an estimate before committing.
There are many good reasons to have surveyed property. We will be examining many of them.
We will consider everything you need to know about the various costs of a land survey.
Facts About Surveying Land
1. The amount of money to survey land varies based on factors such as the land size, location, and complexity of the survey.
2. Land surveying is essential for property boundaries, construction projects, and legal purposes.
3. Professional land surveyors use specialized equipment like GPS devices and total stations to accurately measure and map the land as part of their service.
4. The average cost for a basic boundary survey can range from $500 to $1,500, depending on the state, area, dimensions, elevations, terrain, and details.
5. Additional factors that may influence the cost include any previous surveys available, land accessibility, and extra services like drafting a survey plan or providing legal descriptions.
6. Approximately 75% of land surveys for commercial properties cost between $2,000 and $5,000.
7. The cost of surveying land in urban areas tends to be 20% higher than in rural areas.
8. Land surveys that require extensive research and boundary resolution can cost up to $10,000.
9. Surveyors charge an additional fee of 1-2% of the property value for subdivisions involving multiple lots.
Factors That Go Into Land Surveying Costs
Let’s examine all the factors that influence the cost of a land survey. These variables will heavily influence land surveying costs.
Size of The Land
The size of your property influences the cost of a survey. The cost typically ranges from $0.50 to $0.70 per square foot for properties under one acre. However, if you own more than one acre and your property has hills and trees, land surveyors may charge between $40 and $500 per acre.
Generally, purchasing a survey for a larger property can lower the price per acre. Ultimately, the cost of a survey varies depending on the size and terrain of the property.
Land Topography
When surveying, smooth, treeless, and obstacle-free terrain tends to be more cost-effective than wooded, hilly, or complex terrain. Flat land is generally less expensive to survey than land with significant hilly terrain.
Ability For The Surveyor to Get Accurate Information
Land surveyors need access to public information to conduct property surveys. If deed records are difficult to find, surveyors may have to complete additional investigative work to locate the necessary documents. This extra work often results in additional charges for the customers.
Most surveyors require extra fees for investigative work that cannot be done online. However, customers can visit the relevant county offices in person to obtain the records, thus avoiding the additional charges.
Research Required Impacts Costs
Land surveys that involve extensive research into historical, topographical, or resource-related data can be more expensive, with costs reaching $1,000 or more. However, if the required records can be accessed online, the charges are usually lower, as surveyors do not need to visit the office physically.
Nonetheless, there are instances where surveyors may have to visit records offices in person to access land deeds. This process can be time-consuming and labor-intensive, resulting in additional charges. Some surveying companies even employ research assistants to handle this aspect of the job.
Expect the survey land cost to be higher with significantly more work involved.
Type of Property Survey Needed
The specific requirements of the property survey can influence the cost. Surveyors may charge higher fees if they need to gather additional information beyond the standard measurements necessary to establish property lines or to see if there is an encroachment by a neighbor.
The Season of The Year
When faced with challenging weather conditions, property surveyors may increase their fees. Foliage can hinder obtaining accurate survey measurements, while snow and ice can obscure necessary evidence and create hazardous conditions for a land surveyor.
Expect Surveyors to Add Travel Time
When land surveyors are deployed to a site, they typically charge for the time spent traveling. This is because they start paying their employees when they leave for the site. The costs incurred include travel to your property, travel to gather records related to your property, or travel to meet with other land specialists for additional assistance with complex properties.
In certain situations, mileage rates may only apply if the surveyor’s office is located a specific distance from the property being surveyed. It’s essential to ask the survey company if the land survey cost includes travel time.
Special Services Increase Land Survey Costs
It is essential to note that surveyors may have additional fees for any unique maps or documentation you require. Additionally, suppose you need your surveyor to present their findings to a zoning commission, local board, seller, buyer, or real estate attorneys on your behalf. In that case, they may charge an hourly consulting rate for their expertise.
Types of Land Surveys With Pricing
Here are some common types of land surveys, factors for pricing, and how much a land survey costs.
Boundary Survey
Boundary surveys are one of the most common types of land survey. It involves locating and marking the boundaries and corners of a property.
The surveyor or engineers will research public records, deeds, and historical documents to determine the legal description of the property and identify any existing boundary markers or monuments.
The cost of a boundary survey depends on various factors, including the size and shape of the land, the complexity of the property boundaries, and the accessibility of the site.
More significant properties or those with irregular shapes may require more time and effort, resulting in a higher cost.
Additionally, if there are disputes or uncertainties regarding the boundaries, resolving those issues can increase the survey’s complexity and cost.
Many people want to know how to find their property lines, and hiring a land surveyor is the most accurate.
Often, fences are installed in the wrong area, creating issues for adjoining neighbors. Most of the time, the neighbors have no idea their fencing has illegally crossed the boundary.
The cost of a boundary line survey ranges from $200-$800.
ALTA/NSPS Survey
An ALTA/NSPS survey (American Land Title Association/National Society of Professional Surveyors) is a detailed survey that provides comprehensive information about a property. It includes boundary lines, easements, encroachments, rights-of-way, zoning restrictions, and other vital data.
ALTA/NSPS surveys are typically required for commercial properties or real estate transactions involving lenders.
The cost of an ALTA/NSPS survey is generally higher than a standard boundary survey due to its thoroughness and adherence to specific standards. The surveyor must meet the detailed requirements set by the ALTA/NSPS, which may involve additional research, more extensive fieldwork, and the inclusion of specific survey elements.
The complexity of the property and the required level of detail will affect the cost. You can expect the prices to range from several thousand dollars to even tens of thousands of dollars for more extensive, complex properties.
Topographic Survey
A topographic survey focuses on mapping the physical features of a property, such as elevation, contours, trees, buildings, bodies of water, and other significant elements. It provides valuable information for engineering, architectural, and land development purposes.
Builders need topographical surveys to purchase parcels of land they intend to develop. They are even more beneficial with significant acreage.
The cost of a topographic survey depends on the size and complexity of the land, as well as the level of detail required. Factors such as the density of vegetation, the presence of natural or manufactured features, and the terrain can affect the time and effort needed to complete the survey.
The equipment and technology used, such as laser scanners or aerial mapping, can also impact costs.
Topographic surveys typically cost a few hundred dollars for smaller properties but can increase significantly for more significant or intricate sites. You can expect the cost of a topographic survey to range between $600-1500.
Mortgage Plot Plan Survey
The lender will require a mortgage plot plan in nearly all real estate transactions where a mortgage is granted. It is a simple survey that shows that the home and buildings are within the four corners of the property, and there are no zoning violations.
They are done as part of a lender’s title search process. The buyer will bear the expense of these mortgage requirements as part of their closing costs.
Mortgage surveys are part of a title company’s requirements for issuing title insurance.
A mortgage survey typically costs between $100-300.
As-Built Survey
An as-built survey is essential for individuals undertaking extensive home or landscape construction projects. This survey provides a detailed representation of how your property looked at a specific time. Unlike a basic plan, an as-built survey is a 3D drawing that offers a more advanced level of detail.
An as-built survey typically costs between $1,000 and $1,500.
Fence Installation Survey
If you want a fence installed on your property, you’ll want to avoid infringing on your neighbor’s property. To ensure that happens, you’ll want a fence survey. This type of land survey will cost between $300-$1,000.
Septic System Survey
Let’s review the cost for a land surveyor to complete a septic plan survey for new construction and resale homes.
Design Cost For New Construction
When installing a septic system, an approved septic design will be needed. A surveyor draws septic designs and submits them to the local health board for approval. New construction septic design surveying is typically more straightforward than a resale home. Therefore, they will usually be less expensive.
You can expect to pay approximately $3000-$4000 for a septic system design for a new house.
Design Cost For Resale Homes
When a septic system fails, you may need a new septic design. When this is the case, a property surveyor will be required to complete the design.
Septic systems designs for existing homes tend to be more expensive. The engineer will need more work considering other potential structures such as a swimming pool, outbuildings, or private well.
This is a great reason to maintain your septic system properly. The cost of pumping a septic tank and other general maintenance is cheaper than replacing a septic.
Drawing a septic design for an existing home costs between $4000 and $5000.
Septic System As-Built Survey
Another type of survey associated with a septic system is an “as-built.” An as-built septic plan shows precisely how and where a septic system was installed on a property.
The cost can vary when the surveyor has more obstacles to navigate. For an as-built septic design, you can expect survey costs to be between $1000-$1500.
Survey For Creating an Easement
If you need to create an easement for your property, a land surveying company can do that for you. For the routine creation of an easement, you can expect to pay between $1500 and $2000.
Subdivision Survey
Buying new construction is quite often done in a neighborhood or subdivision. Subdivision houses are trendy for those buyers with children.
When dividing a larger parcel of land into smaller lots or tracts, a subdivision survey is necessary to establish the new property boundaries and comply with local regulations. This type of survey involves the subdivision of land and the creation of plat maps, which require precise measurements and adherence to subdivision ordinances and zoning requirements.
The cost of a subdivision survey can vary widely depending on factors such as the size and shape of the land, the number of new lots or tracts being created, and any specific requirements or regulations imposed by local authorities.
Larger subdivisions with complex layouts or additional infrastructure considerations like roads or utilities will require more time and resources, resulting in higher surveying costs.Click To TweetConstruction Survey
Construction surveys are performed during construction to ensure structures are built according to design plans and specifications. These surveys establish precise locations for foundations, utilities, grading, and other elements. They may also include monitoring the progress of construction and verifying compliance with local codes and regulations.
The cost of a construction survey depends on the size and complexity of the project, the number of structures involved, and the level of monitoring required.
Factors such as the accuracy and frequency of surveys, the need for specialized equipment or techniques, and the site’s accessibility can influence the cost.
Construction surveys can range from a few hundred dollars for smaller projects to several thousand dollars or more for large-scale developments.
Proper Preparation Could Bring Down Land Surveyor Costs
Doing some prep work for the land surveyor could ultimately lead to lower property surveying costs. From experience as a Realtor speaking to various land surveying businesses, you can potentially lower pricing.
Here are some steps to take to make your land surveyor’s job easier:
Get Documents Needed
Please find out the paperwork needed ahead of time for the surveyor to complete their work. It will put you one step ahead when they ask you for specific documents or to fill out forms.
Prepare Your Property
If you are getting a specific area of your property surveyed, ensure it is free of obstructions. Making life easier for a land surveyor will save them time, translating to lower costs for you.
Clear Vegetation if Necessary
When your property is overgrown, take the time to clear out the area or at least a path for the property surveyor to do their job.
FAQs
Here are some frequently asked questions and their respective answers. They will provide further tips and insights.
How Long Does a Land Survey Take and How Will it Impact The Price?
A land survey typically takes a few days to several weeks, depending on the land’s size and complexity. The survey duration is influenced by various factors such as the terrain, accessibility, and existing structures or boundaries.
Additionally, the type of survey being conducted, whether boundary, topographic, or construction, can also impact the time required. The cost of a property survey is directly proportional to the time spent conducting the job. Therefore, the longer it takes to complete the study, the higher the surveyor’s fees.
However, the money spent will give you peace of mind moving forward.
How Can I Find Affordable Options For Land Surveying?
Finding affordable options for land surveying can be daunting, but with the right approach, it is certainly possible. One of the best ways to find affordable options is by utilizing online platforms that connect landowners with licensed surveyors who offer competitive rates.
These platforms provide a convenient and transparent way to compare prices and services, ensuring you get the best value for your money.
Contacting local surveying associations or organizations might yield cost-effective options, as they often have resources and networks dedicated to helping individuals find affordable surveying services.
Hiring newly licensed surveyors looking to build their portfolios can be a great way to save on survey fees while still receiving quality service. You can do a Google search for local surveyors in your area. Like any other business, you should ask for references.
How Can I Compare Prices For Different Land Surveyors?
When comparing prices from different land surveyors, it is crucial to consider several factors. Look at the scope of services offered by each surveyor.
Some may include additional services such as boundary marking or topographic mapping, which could affect the overall cost. Consider the experience and qualifications of the surveyors. Those with more expertise and certifications may charge higher fees but provide more accurate and reliable results.
Take into account the complexity of the land surveying project. If the terrain is challenging or requires specialized equipment, pricing may be impacted.
Lastly, don’t forget to inquire about any hidden costs or additional charges that might arise during the surveying process.
What Qualifications Should I Look For in a Surveyor?
When looking for a land surveyor to ensure fair pricing, several vital qualifications must be considered. Finding a surveyor licensed and certified by the appropriate governing body in your jurisdiction is crucial. This ensures they have met the educational and professional requirements to perform accurate and reliable surveys.
Choosing a surveyor with ample experience in the field is beneficial, as this indicates their familiarity with various types of land surveys and potential challenges that may arise.
Furthermore, seeking out a surveyor who has a strong reputation within the industry can provide reassurance of their integrity and commitment to fair pricing practices.
Final Thoughts
In addition to the types of surveys discussed above, other factors can affect the land surveyor’s cost. These include the location of the property (survey costs may vary regionally), the surveyor’s experience and reputation, and the specific requirements or challenges associated with the land.
It’s essential to consult with local surveyors to obtain accurate pricing based on your unique circumstances. Land surveying costs can vary significantly based on the survey type, the land’s size and complexity, and the project’s specific requirements.
It’s advisable to obtain multiple quotes from reputable surveyors and discuss your needs and expectations to ensure you receive accurate cost estimates for the required surveying services.
It would help if you now had a much better understanding of the cost of a property survey.
About the Author: Bill Gassett, a nationally recognized leader in his field, provided information on the cost of surveying land. He is an expert in mortgages, financing, moving, home improvement, and general real estate.
Learn more about Bill Gassett and the publications he has been featured in. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. Bill has helped people move in and out of Metrowest towns for the last 38+ years.
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