Land Survey Guide: 6 Reasons for a Property Survey

A land survey, or property survey, is a professional report that outlines the boundaries, dimensions, and geographic features of a property. It can also outline natural or man-made landmarks, lot size, utilities, and topography. Land surveyors typically visit your property to assess its features and boundaries and study public records in order to make a comprehensive property survey report.

You may need a land survey to confirm the boundaries of your property, plot out a construction project, secure a mortgage loan, or confirm any easements or encroachments on a piece of property before you buy it. Land surveys can also help you figure out how much property is yours to maintain, as well as how much you have to work with when making additions or renovations.

Every piece of property has a specific allotment of land within its predetermined property lines. Your county’s “plat”—or property line map—defines the specific dimensions of these boundaries. These maps are plotted by surveyors from the United States General Land Office, and they are items of public record that can typically be found at your county recorder or assessor's office. Land surveyors will further measure your property to help determine where exactly your limits lie.

Here is an overview of some of the reasons that you might need a land survey.

1. 1. Buying or expanding a home. A land surveyor can determine the aspects and boundaries of the property you’re looking to buy or make additions to. This can help determine how much you pay for a home or which renovations you can legally perform. For instance, if you like a home because it has a yard big enough for a pool, a land survey might reveal that your desired spot has sewage pipes running beneath it which may affect how much you pay for the home or whether you choose to purchase it.
2. 2. Avoiding encroachments. A surveyor can help you delineate the legal boundary lines or your property to avoid encroachments on someone else’s land, or determine if someone is encroaching on yours.
3. 3. Purchasing title insurance. Title insurance can help protect a seller from financial responsibility in the event of any ownership discrepancies with the land like easements, outstanding liens, or title disputes.
4. 4. Purchasing flood insurance. A property surveyor can assess the elevation of your land to determine its risk of flood damage. This will directly impact your insurance rates.
5. 5. Locating or establishing easements and utilities. Land surveyors will check property records to determine existing easements on a property or help to establish new ones. They can also determine where the exact location of a property’s utilities are, or plot out where prospective homebuyers can install new utilities that will not interfere with existing structures.
6. 6. Updating an old property map. Some older property maps may contain monuments or structures that no longer exist. A land survey updates your property map to reflect its most accurate current state and gives the best possible idea of where exactly your boundaries are.

There are several different types of property surveys that you can order depending on your needs. Here is an overview of the many different types of land surveys.

1. 1. ALTA/ACSM survey: The American Land Title Association / American Congress on Surveying and Mapping (ALTA/ACSM) is a comprehensive survey most commonly used for commercial real estate. This survey thoroughly covers every important building aspect like zoning, easements, improvements, or other modifications.
2. 2. Boundary survey: A boundary survey, sometimes referred to as a mortgage survey, synthesizes property record research and field research to determine the legal boundaries and property corners of a parcel of land. A title search will allow the surveyor to review the history of the land and ensure that all current ownership is legitimate and worth its value. Some mortgage lenders and title companies require a boundary survey before agreeing to finance a property. Boundary surveys can also be useful during land disputes when one neighbor’s property encroaches on another property’s boundary lines.
3. 3. Construction survey: A construction survey is useful when planning new structures for construction like buildings, roads, and utilities. It also records aspects like the slope and vertical/horizontal grading or a piece of property, which are useful measurements for construction workers making land improvements
4. 4. Location survey: A location survey is an extended boundary survey that includes property lines and corners as well as information about any existing improvements which are factored into loan applications or zoning permits. It is often recommended for people who are about to close on a property.
5. 5. Site planning survey: A site planning survey combines a topographic survey with a boundary survey to deliver a more three-dimensional view of a particular location. This survey is often used for designing commercial buildings, playgrounds, stores, and highways.
6. 6. Subdivision survey: A subdivision survey, also called a partition survey, is required when a plot of land is being divided into smaller parcels. They are often used when constructing streets or drainage and are recorded by local and state government agencies.
7. 7. Topographic survey: Topographical surveys use field research and aerial photography to identify the geographic contours and features of a particular piece of land. This can include anything from fences and trees, to streams and hills, and are especially useful when building new structures on land that has already been developed.

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