What’s a Property Survey in Real Estate?

When you’re buying or selling land or a home, it is a good idea to hire a company to perform a property survey. What exactly is a property survey? It is a detailed map or drawing of a piece of land that shows boundaries, measurements, and any structures, like houses, fences, or driveways. The survey is usually done by a professional surveyor, who uses tools and technology to make sure the information is accurate.

Types of Property Surveys

There are different types of surveys, depending on what information you need:

1. Boundary Survey – This is the most common type and shows the exact borders of the property. It helps to identify where your land ends and your neighbor’s land begins.
2. Topographic Survey – This survey shows the land’s elevation, slopes, and natural features, like streams or trees. It’s often used for building projects to understand the land’s shape.
3. ALTA/NSPS Survey – Used mostly for commercial properties, this survey provides a more detailed view of boundaries, easements (rights to use the land), and other legal details.
4. Mortgage Survey – Sometimes required by lenders, this survey shows the property’s boundaries and ensures there are no issues that might affect the value of the property.
5.  Utility Survey or Utility Location Survey that maps out the location of underground utilities, such as water pipes, sewer lines, gas lines, and septic systems. It is completed using special equipment like ground-penetrating radar (GPR) or electromagnetic locators. If you suspect a septic system is on the property, the surveyor will also check for the location of the septic tank and drain field. Always be sure to ask for a utility survey if you’re considering a property with potential concerns about underground systems.

Don’t Rely on Construction Drawings

Sellers and real estate agents sometimes mistakenly refer to builder’s plans or blueprints as a survey. These absolutely are not the same as a final survey of the property once construction is complete. Here’s why:

• They don’t show final placement – Builder’s plans or blueprints are created before construction begins and are to show the intended design, dimensions, and placement of what’s being created. During construction, things can change—whether it’s due to changes in the design, site conditions, or building codes.  They also don’t always have precise measurements on setbacks (how far the building is from property lines), easements, and possible encroachments (like part of the building being too close to the property boundary).
• Real-world factors – Things like land slope, soil conditions, utility placement, and even small changes made during construction can cause slight differences between what was planned and what was built. For example, a building might need to be shifted slightly to avoid underground utilities or to better fit the land’s natural slope. The builder’s plans don’t show these adjustments, but a final survey will.
• Legal and Zoning Compliance – A survey provides legal verification that the property is developed according to local zoning laws, codes, and regulations. It ensures that the building is not violating setback rules, encroaching on public rights-of-way, or infringing on neighboring properties. This is important if you’re getting a mortgage, selling the property, or resolving any future disputes.
• Appropriate for a Transaction – A final survey is often required by lenders, insurance companies, and title companies to confirm the exact boundaries and to ensure that everything on the property is legal and correctly located. Builder’s plans don’t provide the legal certainty that a final survey does.

Why Get a Survey Before Buying?

Sometimes the current owner has a survey to share, and that can be helpful. While a property survey isn’t always required when buying a home, it’s a good idea to get one. Here’s why:

• Avoid Boundary Disputes: A survey helps you clearly see where your property lines are. This can prevent future arguments with neighbors about where your land starts or ends.
• Check for Encroachments: Sometimes a neighbor might build a fence or a shed that accidentally crosses over onto your property. A survey can spot these issues before they become problems.
• Ensure Clear Title: A survey helps confirm that the property you’re buying is free from hidden legal issues or surprises, like easements or rights of way that could affect your use of the land.
• Building and Zoning: If you plan to build or make changes to the property, a survey will show whether there are any restrictions on what you can do, like setbacks from the street or easements you need to avoid.
• Avoiding damage: If you’re planning to dig or do any construction, you need to know where utilities are located to avoid accidentally damaging them.
• Property value: Knowing the location of sewer or septic systems can help you understand the property’s infrastructure and whether any systems may need maintenance or upgrading.
• Planning future development: If you plan to build, remodel, or expand, you’ll need to know where utility lines are to avoid conflicts with your plans.

Additional Resources