A property survey is a precise, professional measurement used to confirm a property’s boundary lines and legal description. It also determines other restrictions or easements included in the property. While you can technically get your property surveyed at any time, confirming the boundaries of your land is an important part of the home buying process and is often times a requirement of the lender.
What is the purpose of the land survey?
Land surveying allows you to understand your land boundaries. A survey is performed in order to locate, describe, monument, and map the boundaries and corners of a parcel of land. It might also include the topography of the parcel, and the location of buildings and other improvements made to the parcel, in addition to locating easements and utilities and making you aware if any part of your land is in a floodplain.
Types of Surveys
Boundary Line Surveys
Boundary Line Surveys is the basic process used to confirm property lines on a parcel of land. They’re conducted by surveyors to identify and evaluate existing man-made structures, elevations, natural features and boundaries on a property. Boundary Line Surveys are crucial for protecting property rights and preparing for land development.
Topographic Surveys
Topographic Surveys illustrate the property’s plane and elevation of the land in addition to boundaries. It looks for features that include ditches, embankments and contours in the roads. Topographic surveys are usually required in the event of requested road improvements.
As-Built Surveys
An As-Built Survey determines property lines, as well as areas where improvements can be made. For example, an as-built survey could point out flaws or imperfections in the driveways or sidewalks. An as-built survey will also include ways to fix or improve these issues.
Mortgage Surveys
Mortgage Surveys are similar to as-built surveys, in that the survey covers all of the land to be mortgaged. Therefore, the final survey will distinguish the property lines as defined for what will be covered in the mortgage.
Foundation Surveys
a foundation survey focuses simply on the foundation of a structure, providing an effective “snapshot” of the foundation as of a certain date A surveyor will come on property (usually at the builder or lender’s request) to document this critical stage of construction. The survey will plot the location and dimensions relative to property lines, and/or in comparison with previous site plans or plats. Elevation readings may also be taken throughout the foundation to identify any high or low points, serving as a baseline measurement.
ALTA (American Land Title Association) Survey
An ALTA Survey is a specialized Boundary Survey of a property that adheres to strict standards developed by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). An essential part of any legal ownership of land, the boundaries of a property must be properly and professionally delineated, making note of any easements or public right-of-way, or any other addition to or deletion from the property throughout the course of the parcel’s history. Clearly defining the boundaries of a property prevents any dispute over where one parcel ends, and another begins. An ALTA/NSPS Land Title Survey is a foundational component of any real estate due diligence period and is necessary to obtain comprehensive Title Insurance for any property as a buyer, seller, or owner. An ATLA Survey is typically only required for large, commercial transactions.
How to Read a Survey
- Find the compass on the survey and locate the North arrow to approximate your property’s location on the ground.
- Locate the legend on the survey that explains what certain symbols on the map mean.
- Look for the starting point, or “the point of beginning,” and trace the different segments of the land from there.
- Follow the numbers and letters that indicate the direction from North and the distance between points.
Reasons Why Your Client Needs a Survey
There are some common reasons why a property surveyor is employed. If you have concerns about any of 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 the boundary of a property. This could be because the owner wants to construct a fence or building, and they want to be certain they are correctly positioning it on their land.
One sure-fire 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 have no idea where your property’s boundaries are located. A little due diligence is smart, especially when buying or selling a house.
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.
Right of Way
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, there could be certain obligations that you are required to follow. This could be something like maintaining your property sufficiently to support your neighbor’s property.
If you don’t stick to these obligations, you could face legal action. Working as a real estate agent, I am often asked how common driveways work Hiring a land surveyor can sometimes clear up any dispute’s 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 be wondering how your neighbor could break the law without being caught?
Unfortunately, some people 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 make sure you are using it by following these restrictions. Land surveys are often used to determine zoning violations.
Items Hidden Underground with Land Surveys
Are you concerned that there could be underground pipes or cables that you don’t know about? A land survey should let you know about these hidden underground risks so that you know to avoid them when having some construction work done.
Utility companies often have easements or right of use over your property to access and maintain whether they are for power, gas, etc. Additionally, you may need to find out the exact location of said utilities if you are going to do any construction or excavation.
Bodies of Water
If you have a pond, well, creek, or river on your property, this will be documented in the survey of your land. These items will be shown on a topographic survey as well. They can be especially vital when there are property rights involved or a flood zone involved.
A Cemetery
Has someone told you that your home is built on an old cemetery? A detailed land survey will check this out for you.