What Is a Property Survey, and Why Might You Need One?

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Learn what a property survey is—plus what it costs—and why you might need one, according to the pros.

Whether you’re buying or selling a home, knowing the exact lay of the land is as important as liking the tile in the bathroom or the neighborhood where you live. 

In fact, a property survey is an invaluable tool for homeowners. 

“Let’s face it, nothing good comes from assuming where your property lines are located,” says Debra Lindsey, owner and broker at Better Homes and Gardens Real Estate Lindsey Realty. “Knowing your boundaries before you build a home, add fencing, or cut timber can help you avoid costly mistakes that can lead to lawsuits.”

Here, we’ll go over the types of property surveys, their uses, and how you can go about having one done for your property. 

What is a property survey?

A property survey is an assessment of a piece of property that gives an official record of its size, location, and features. There are many kinds of property surveys, including land surveys or architectural surveys, title surveys, topographical surveys, mortgage surveys, and floodplain surveys.

“A property survey is an inspection of a piece of land or real estate property to determine its boundaries, precise measurements, and topography,” says Michael Gifford, CEO and co-founder of Splitero.

Perhaps the most common type of survey is called a land survey, Lindsey says.

“A land survey is conducted by a land surveyor who identifies and evaluates existing man-made structures, elevations, natural features, and boundaries on a property,” she says. 

You might hear these types of surveys referred to as architectural surveys, as well.

“An architectural survey has a lot more information than a property survey. It will include the property line, the footprint of whatever structure is on the property, and also positions the neighboring properties,” says Eugene Colberg, principal at Colberg Architecture. “The architectural survey is produced by a licensed surveyor and is stamped and signed, similar to an architectural drawing.”

Also known as a monumentation survey, an architectural survey can establish boundaries for the placement of a fence, for example.

A title survey provides a little less detail, simply outlining the bounds of your lot. It might tell you that your lot is 25 feet wide and 100 feet deep, Colberg says.

A topographical survey focuses on the land’s plane and elevation, marking features such as ditches, embankments, and contours in the roads, Lindsey says. A mortgage survey shows the property lines based on the property that will be mortgaged. A floodplain survey will tell you which flood zone your property is in, in turn telling you how likely it is that your home will have flooding or water issues. 

“The knowledge gained from this survey is helpful to home buyers and developers [to] assess risks and potentially higher costs associated with investing in areas often impacted by heavy rains and floods,” Lindsey says. 

There are also such things as ALTA, as-built, boundary, subdivision, and new construction surveys, all with overlapping or distinct definitions with the survey types we previously described. 

In some cases, a survey is required when buying or selling a home, but whether or not someone is demanding a survey, experts agree they’re invaluable to have. 

“A property survey is necessary for peace of mind and to clearly understand the metes and bounds of a property,” Colberg says. “It’s very important in the suburbs especially; if you’re doing something that requires you to completely understand the boundaries of the property, and to corroborate facts and details about the property, it’s important.”

Finding Your Home’s Survey

Chances are, the home that you’re buying or the home you already own has had some type of property survey done in the past. To find out, contact your real estate agent or the current owner of the home (if you’re a buyer). If the current owner doesn’t have one on hand, it might have been filed with the local clerk of court. Check with your local office to see if the record is available and recent. The company that conducted the survey might also have a copy on hand. 

“Sometimes a survey is attached to a deed or mortgage record,” Lindsey says.

Can’t find yours? You might need to have a new one done. There are lots of reasons why you might need a new survey—and not just because you lost track of the old one. 

“A mortgage survey may be ordered at the discretion of a lender for financing purposes,” Lindsey says. “A floodplain survey might be needed after a period of time due to climate changes. An as-built survey may be necessary to limit risks, gain approval from governing authorities to proceed with a project, and/or to minimize risks associated with improvements.” 

There are some areas where property surveys aren’t required, but most experts agree they’re great to have on hand.

“This information is essential when dealing with legal matters, resolving disputes, or planning building extensions or improvements,” says Patrick Navin, director of sales for Kindred Homes, a builder in San Antonio, Texas.

Property Survey Process and Costs

Unlike so many other fixes and assessments for your property, a survey is not something you can DIY for your home. Instead, you’ll have to find a professional to do the job. Try starting with a land surveying company or civil engineering firm. 

“A licensed surveyor uses various tools and techniques such as maps, aerial photography, GPS systems, and physical measurements to survey the property,” Gifford says.

A property survey can take anywhere from a few hours to a few days and can cost about $500 to $750 for a home in a subdivision or as much as $15,000 if you own upwards of an 80-acre parcel, Lindsey says. A surveyor will spend a few hours on your property and will send you the results of the survey within a couple of weeks. 

Redfin principal agent Hal Bennett says that specific property survey costs can be estimated at about 50 to 70 cents per square foot.

A surveyor will first research the property’s legal description and find any available public records to gather what information is publicly available. 

“The second part is the fieldwork, where a surveyor goes out to the property to measure boundaries, plot locations of buildings and document the terrain,” Gifford says. “From there, they analyze the data to determine the exact measurements to help them create a report. Reporting is generally the next step that includes a description of the property, its boundaries, and any structures or features of the property.”

Prices will vary for the different types of property surveys, and the price will go up as the lot increases in size.

Keep in mind that the rules for when and how a survey should be completed will vary widely by location, so be sure to check in with your local government. 

Do you need a property survey?

At the very least, it’s an important piece of information to have on hand should you want to modify your plot of land in any way down the line. Surveys are often necessary for major landscaping improvements and the installation of such features as pools, fences, and decks. 

“A survey can identify restrictions such as easements, encroachments, title defects, and location of existing and planned improvements,” Bennett says. 

Land surveys are not required for the sale of a home in all states. Check the rules in your local area to see what applies as you sell or buy a home. 

“Land surveys may be optional in some states and not a requirement in the sale of property,” Lindsey says. “However, having a land survey will go a long way in protecting property rights and preparing land for future development.”

Source: Better Homes & Gardens