Land and Property Surveys: What to Know Including Uses and Costs

Are you interested in getting your property surveyed? Do you want to know what a land survey does? When buying or selling a home, you might be advised to have a survey for land carried out.

But what is a land survey, and why is the property survey necessary?

A mortgage plot plan is the most common form of property survey used in real estate transactions.

Surveying the property is one of the lender’s requirements when getting mortgage financing. The purpose is to ensure that the home and other improvements, such as a pool, tennis court, garage, shed, or other structures, are within the property’s four corners.

The surveyor will also determine if the home meets the city or town’s approved zoning laws.

They will also check that the house meets the front and sideline setbacks from the street and neighbors. Property surveying is a business in constant demand. It is a vital part of most real estate transactions.

From years of experience as a Realtor, I know that surveys are essential for buyers and sellers to understand.

Let’s look at what happens during property surveying and why you might need one as a homeowner or buyer. You’ll have everything you need to know about a survey of land by the time you’re done.

What is a Land Survey?

A survey for land is a document that shows where a property’s lot lines are located geographically. A property survey will also show the location and dimensions of any structures or other improvements located on the land.

Multiple methods of surveying land exist based on the shape and size of the property and its legal description. A licensed land surveyor carries out land surveys, which are referred to within the industry as land surveying.

A licensed surveyor uses land surveying equipment routinely in conducting their work. Locating monuments is one aspect of a professional land surveyor’s job.

If you are wondering how to find your property lines, a land survey will help immensely. Locating property boundaries is one of the most common reasons a land survey company is hired.

Often, there is a suspected encroachment that must be dealt with.

There Are Different Types of Property Surveys

There are a few different types of property surveying beyond simple land surveys. Surveying property can be done for all of the following variety of reasons:

• Floodplain surveys reveal lower-lying areas that could be at risk. Flood insurance can be costly if your home needs it.
• Mortgage plot plan surveys show the boundaries for land that will be mortgaged.
• As-built surveys show where improvements, like driveways and septic systems, can be built.
• Topographic surveys reveal the elevation of the plot of land.
• Monumentation surveys show where fences or walls can be constructed on boundaries.

Understanding Cadastral Surveys

A cadastral survey creates, defines, and re-establishes the boundaries and subdivisions of US public lands. Cadastral comes from cadastre, which means a public record, survey, or map of the value and ownership of land as the basis for taxation.

A cadastral surveyor must apply both traditional surveying’s spatial measurement principles and legal principles, such as respect for neighboring titles, which are legal documents used to determine legal boundaries.

Cadastral surveys are a cornerstone of land surveying. They focus on establishing the boundaries and ownership of land parcels. These surveys are critical for defining property lines, resolving disputes, and ensuring accurate land registration.

Cadastral surveys document the limits of each parcel, providing a legal framework for property transactions, land development, and taxation. Their significance extends beyond measurements. They help secure land tenure systems, facilitate land management, and are indispensable in urban planning and infrastructure development.

Geodetic surveying techniques consider the Earth’s curvature, allowing for more accurate large-scale maps.

Essential Facts to Know About The Purposes of This Service

1. Land surveying is measuring and mapping the Earth’s surface.
2. It involves determining property boundaries, locations, and dimensions of land.
3. Surveyors use tools and techniques like GPS, lasers, and total stations to perform accurate measurements and elevations.
4. Modern land surveys often utilize Electronic Distance Measurement (EDM) for precise distance calculations.
5. Land surveying is essential for construction projects, property development, and boundary disputes.
6. Surveying helps create accurate topographic maps and maintains land records for legal purposes.
7. It is a service that helps provide legal descriptions based on research, data, and distance measurements.
8. Surveyors use techniques and resources such as software, tools, and maps in their business. Technology is actively employed to benefit their customers.
9. A surveyor regularly employs points, angles, markers, and GIS mapping.

How Long Are They Good For?

The duration for which a land surveyor is willing to guarantee the accuracy of their survey records varies from state to state. Nonetheless, they typically last five to ten years to maintain quality and validity.

However, remember that land surveys must be updated anytime you or your neighbors make changes or additions. When changes are made, your survey becomes obsolete.

If you are considering buying or selling a home, mortgage lenders typically require an up-to-date land survey. Improvements such as fencing, decks, patios, garages, or swimming pools could render an old survey obsolete.

Lenders typically require a mortgage plot plan that differs from a full-blown land survey.

Where Can You Get The Most Recent Drawing Design?

You can find a property survey in several places. The local building department or potentially the tax assessor’s office are good places to check. You might also check with the local registry of deeds.

What is a Topographic Survey?

A topographic survey differs from a boundary survey, where property lines are located. Topographical surveys detail the height, size, depth, and location of any natural or manufactured features on a parcel of land.

The survey plan will also detail the changes and contours of the subject piece of land. Home builders often use these surveys for construction projects, such as a subdivision survey.

They will often show the land’s natural features through survey data. The property features of how the subdivision plans will change things will also be detailed.

Of the different types of land surveys, this one is necessary when constructing a subdivision to determine the proper height and location of roads, drainage, and other permanent monuments. A construction surveyor who specializes in this type of survey is typically employed.

Without a topographic survey, it would be impossible for builders to develop land for building new construction homes. Home buyers also rely on these surveys to ensure a minimum standard is followed. They essentially detail a property’s features.

Do You Need One?

Land surveys define the boundaries of a plot of land correctly. Using survey data ensures you know where your property begins and ends. It can also help in neighbor disputes where there is disagreement over boundaries, ending complicated arguments. Believe it or not, property disputes with boundary issues are pretty standard.

If you are buying a home, it will clearly show what you are purchasing. Mapping helps define what is part of the property and what isn’t without relying on the seller’s word. Mortgage lenders or title companies often require a land survey to complete the purchase.

These mortgage plot plans by the lending institution detail the property corners, plot size, and land boundaries.

The lender will be the one that hires the county surveyor. The buyers bear the cost of such a residential survey, which is part of a buyer’s closing costs when purchasing a home. The fieldwork will be conducted before a mortgage commitment is granted.

Land Surveyors Show Up Unannounced When Selling a Home

One of the strange parts of land surveys conducted by banks is that they will almost always show up at the property unannounced. Unlike a home appraisal, where an appointment is made with a survey, a property surveyor will often show up unannounced.

Sometimes, the property surveyor will be polite enough to knock on the door and tell the owner what they are doing. However, in my thirty-eight years in the business, it is more likely they won’t.

Over the years, home sellers have received numerous phone calls asking me why someone is at their property. It is almost always the surveyor showing up to do their thing.

The buyer’s lender cannot use the survey the homeowner had done when they purchased. They will have no idea if the property has been improved since then or if the other surveyor did their job correctly.

Lenders almost always hire their own property surveying company.

How Do They Differ From Plot Plans?

Understanding the significant difference between a tape survey and a mortgage plot plan is essential. The words plot plan and land survey are often used interchangeably but shouldn’t be as they have different meanings—like there is a difference between a real estate agent and a Realtor.

A plot plan is far less accurate and not as detailed as a survey of the land. Plot plans confirm that the structures related to a property are within that property’s boundary lines. As mentioned, most lenders require a land surveyor to plan a plot before closing.

Mortgage plot plans are significantly less expensive than a land survey. However, they are also less accurate and should never be relied on for anything other than a rough outline of the boundary lines and where the permanent structures sit on the land.

Land surveys and plot plans are both done by a land surveyor.

Legal and Regulatory Aspects 

Land surveying operates within a complex legal and regulatory framework designed to ensure survey data’s accuracy, reliability, and standardization. Surveyors must navigate many laws, from local zoning regulations to national land survey standards, which dictate the methodologies, tools, and documentation required for various types of surveys.

Understanding these legal aspects is crucial for surveyors to provide services that meet statutory obligations and protect the interests of their clients.

Video: How Do Surveys Work?

See an explanation in video format on some of the critical things you need to know about land surveys.

Reasons Why You Need May Need Surveying Done

There are some common reasons why a property surveyor is employed. If you have concerns about the following, perhaps a land survey could help.

Finding The Boundaries of The Property

Perhaps the most common reason for having a survey is to define a property’s boundary. This could be because the owner wants to construct a fence or building and be confident they correctly position it on their land.

One surefire way of angering your neighbor is to construct a fence that takes some of their land or what they believe to be part of their land. Whether you are in the wrong or right, having a survey carried out first will make sure disputes don’t escalate.

As mentioned previously, a property line survey is quite common. It is a good idea to have one done when you don’t know where your property’s boundaries are. A little due diligence is wise, especially when buying or selling a house.

Knowing What You’re Purchasing

As a home buyer, you want to know precisely what you’re purchasing. A survey of the land will accomplish this for you.

Overlapping Claims

A property survey should indicate that there isn’t a discrepancy between your land border and that claimed by a neighbor. This can also be important when your land is next to the highway, where the survey should certify your boundary line.

A Right of Way Exists

If part of your property blocks your neighbor’s access to the street, they are likely to have the right of way to cross your land. The surveyed land should clear up any concerns you might have about this.

Party Walls and Shared Driveways

If you share a driveway or wall with your neighbor, you may be required to follow certain obligations. These could include maintaining your property sufficiently to support your neighbor’s property.

You could face legal action if you don’t adhere to these obligations. As a real estate agent, I am often asked how common driveways work. Hiring a land surveyor can sometimes resolve any disputes neighbors may have.

Improvement Violations By The Neighbor

If a previous owner of your home has made improvements, are they violating the law or local restrictions? A survey can ensure that the improvement doesn’t breach height, dimension, or building line restrictions. You may wonder how your neighbor could break the law without being caught.

Unfortunately, some try to beat the system and not pull building permits when required. Sometimes, zoning violations do not show up until years later.

Potential Zoning Issues

A land survey will check the property’s zoning classification to ensure you use it by following these restrictions. Surveys of land are often used to determine zoning violations.

Building a House

Knowing precisely what you’re purchasing will be essential when custom building a home.

Items Hidden Underground

Are you concerned that there could be underground pipes or cables you don’t know about? A property survey should inform you about these hidden underground risks so that you know to avoid them when doing some construction work.

Utility companies often have easements or rights of use over your property to access and maintain, whether for power, gas, etc. Additionally, you may need to find out the exact location of said utilities if you do any construction or excavation.

Location of The Utilities

A potential buyer, current owner, or local community could want to know the utilities’ locations. A survey of the property can lay out exactly where they are located.

Bodies of Water

If you have a pond, well, creek, or river on your property, this will be documented in your land survey. These items will be shown on a topographic survey as well. They can be especially vital when property rights or a flood zone are involved.

A Cemetery

Has someone told you that your home is built on an old cemetery? A detailed property survey will confirm this.

The Evolution of Surveying Technology

The field of land surveying has witnessed remarkable technological advancements. I have seen the transition from traditional tools like theodolites and chains to sophisticated electronic and satellite systems. Modern surveyors leverage GPS, drones, and 3D scanning technologies to achieve unprecedented accuracy and efficiency.

These innovations allow for rapid data collection over vast areas, detailed topographic mapping, and precise monitoring of structural changes. The evolution of surveying technology has played a crucial role in shaping the environment.

How to Hire a Property Surveyor?

If you wonder where to get an up-to-date survey of your land, you will need to hire a land surveyor. When you have decided you need your property surveyed, a search online should help.

You can check with the surveying society in your state for professional and qualified surveyors. If you’re selling a home, you can ask your title company or real estate agent if they have any recommendations.

Another excellent way to find a surveyor is to use Google as a tool. Search for land surveyors near me, property surveyors near me, or land survey companies near me. You should see the results of land surveying companies close to your home.

When you find a land surveyor, check if they are licensed to operate in the state. They should be if you’ve seen them through their society website, but double-checking doesn’t hurt.

What Do They Cost?

One of the most common questions is how much a land survey costs. The land survey cost will vary depending on what you need to be surveyed.

The cost to survey land will also vary based on your location.

Here are some of the most common surveys and a ballpark cost estimate. The price varies significantly depending on the service required.

Mortgage Survey When Buying a House

Mortgage surveys happen on all properties where a bank is providing a loan. It is one of the tools at their disposal to ensure no buildings violate adjoining parcels.

For example, the surveyor will verify that no project, such as an addition or fence, has been placed where it shouldn’t be.

These services ensure that the lender is protected if any problem is discovered.

A mortgage plot plan to identify the boundary lines in a home purchase is around $500. The cost of this kind of survey can vary from state to state.

The Process and Planning With New Construction

If you get a land loan to purchase a piece of property or take out a construction loan, the lender will probably require a land survey. You can expect to pay somewhere between one thousand and two thousand dollars.

Depending on the complexity of the land purchase, boundary, topography, and staking services may be needed.

As-Built Survey Cost

An as-built survey will run approximately $700-1300. A land surveyor will measure the exterior and interior of the structure and create a three-dimensional representation.

The surveyor will use lasers to carry out their work. Doing so is more accurate than using plans or blueprints.

Fence Installation

Another common question is the cost of a property survey for a fence. One of the more popular land surveys is for a fence installation. Depending on the lot size, the costs generally range from $300 to $1000.

Unfortunately, many homeowners wing it when it comes to fences and do not take the accurate measurements needed for fence installation. This often leads to boundary disputes. A location survey can usually correct any issues.

Checking Boundaries

A boundary survey tends to range between $350 and $700, though this depends on your location and can vary greatly. A mortgage survey typically costs around $500.

If you need your property surveyor to go into great detail and further check the property’s history, you can expect to pay more. Researching public records will also drive up the cost.

What is an ALTA Home Survey?

An ALTA home survey is one of the most detailed. It is performed following the standards set by the American Land Title Association and costs between $2000 and $3000.

People usually perform ALTA land surveys when purchasing a commercial property, although they could also do it with a residential purchase. Mortgage companies or banks might require this survey because it can catch potential risks or issues that might otherwise change the transaction’s details.

It would be best if you now had a better understanding of how much a land survey costs.

How Important Are They?

A property survey will officially define the property lines. It provides an official document that can end disputes and be used by lenders for the title insurance policy, among other things.

Contractors frequently must conduct surveys before permits can be granted for a home improvement project. This may not be good enough, even if you have an old survey report.

How to Become a Land Surveyor?

Are you wondering how to be a land surveyor? You’ll likely need a bachelor’s degree to become a land surveyor. Besides having a degree, you must also have a surveyor’s license. Licensure requirements vary from state to state, so you must check in your location.

To become licensed, you’ll need to pass two exams and have experience in the field, typically four years. A surveyor licensing course focuses on geography and physics. The non-surveying requirements include courses in calculus and physics. The National Council for Examiners of Engineering and Surveying (NCEES) administers the surveyor exams.

Training also includes computer-aided design (CAD) programs and work in the field. The U.S. Bureau of Labor Statistics (BLS)  reports that the mean annual salary for surveyors was $63,420 as of 2019.

Noteworthy Statistics

1. People have been conducting surveys of land for over 4,000 years, providing valuable legal information.
2. Accurate land surveying resolves approximately 95% of land disputes.
3. The average cost of a property survey ranges from $500 to $5,000, depending on the complexity of the property.
4. Over 80% of real estate transactions require a property survey to ensure accurate boundary determination.
5. Land surveys help prevent encroachments, with an estimated 70% reduction in boundary disputes when conducted regularly.

FAQs

How Accurate is a Survey?

Property surveys are highly accurate and reliable in determining the boundaries and characteristics of a piece of land. Advanced technologies such as GPS (Global Positioning System) and LiDAR (Light Detection and Ranging) ensure precise measurements.

These surveys provide detailed information about the land’s topography, elevation, and features, allowing for accurate mapping and planning.

Additionally, professional surveyors follow strict standards and guidelines set by regulatory bodies to ensure the accuracy of their work.

With their expertise and state-of-the-art equipment, land surveys have an impressive accuracy rate of 99.9%, making them an essential tool in various industries like real estate, construction, and urban planning.

How Long Do They Typically Take to Complete?

A land survey typically takes a few days to several weeks to complete, depending on various factors. The survey’s duration can be significantly impacted by the size and complexity of the property being surveyed and the availability of resources and personnel.

The purpose of the survey, such as determining property boundaries or conducting topographic mapping, may require additional data analysis and interpretation time.

It is important to note that each survey is unique so the timeframe can vary significantly. However, with technological advancements and surveying techniques, completing land surveys in less time is becoming increasingly efficient.

Do Property Boundaries Change Over Time and Require Periodic Re-surveying?

Yes, property boundaries can change over time due to various factors such as natural events, human activities, and legal disputes. As a result, periodic re-surveying is often necessary to ensure accurate and up-to-date information about property boundaries.

Natural events like erosion or land subsidence can gradually alter the shape and size of a property.

Human activities such as construction or land development can also impact property boundaries. Moreover, legal disputes or changes in land ownership can lead to the need for re-surveying to resolve conflicts and establish clear boundaries.

Therefore, regular re-surveying is crucial to maintaining the integrity of property compliance with boundaries and avoiding potential conflicts with neighboring landowners.

Who Uses Land Surveys in Real Estate Transactions?

Land surveys are commonly used by various parties involved in real estate transactions. Prospective buyers often request property surveys to ensure they clearly understand the property boundaries, easements, and potential encroachments.

This allows them to make informed purchase decisions and avoid future legal disputes. Lenders require them as part of their due diligence process to assess the property’s value and mitigate potential risks.

Moreover, real estate agents rely on surveys to accurately represent the property’s features and disclose relevant information to potential buyers.

Lastly, government entities such as local planning departments utilize them for zoning purposes and to ensure building codes and regulations compliance.

Final Thoughts

A property survey is vital to most real estate transactions involving mortgage financing.

You don’t necessarily need to have a survey of the property carried out before you buy a house. It will be up to your lender. However, you should be ready for the extra expenses you might need to pay out should your lender or title company need a land survey.

If you have accurate dimensions of your land professionally documented by a surveyor, it can help you in many ways. It can stop neighbor disputes in their tracks and prevent legal action from being taken against you.

Surveys of land are an essential part of most real estate transactions. You now should have a much better understanding of what land surveying is and how it can be beneficial.

About the Author: Bill Gassett, a nationally recognized leader in his field, provided information on what a land survey is and how it works. 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.

Are you thinking of selling your home? I am passionate about real estate and love sharing my marketing expertise!

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Summary

Article Name

What is a Land Survey: Types of Property Surveys and Uses

Description

See what a land survey is, how much they cost, and how to get one. Learn the difference between a plot plan and a property survey.

Author

Bill Gassett

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Maximum Real Estate Exposure

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