Survey
A property survey is a professional measurement and mapping of a property's boundaries, structures, and features conducted by a licensed land surveyor. It identifies where your property lines are, notes any encroachments (neighbor's fence on your land), and is often required by lenders and title insurance companies at closing.
Surveys come in several types depending on the level of detail required. A boundary survey maps the property lines using legal descriptions and historical records—it's the most common type for residential purchases. A location survey (or improvement location certificate) shows the placement of existing structures relative to property lines. An ALTA/NSPS survey is the most comprehensive type, required for commercial properties and some residential purchases, mapping boundaries, easements, improvements, and encroachments.
The cost varies by property size and complexity: a boundary survey on a typical residential lot might run $400–$800. Rural properties with irregular shapes or disputed corners can cost $1,000–$3,000 or more. In many cases, the seller may have a recent survey from their purchase that can be 'certified to' the buyer and lender at lower cost.
Surveys can reveal surprises: an encroachment where a neighbor's driveway extends 3 feet onto your property, easements for utility lines that cross your backyard, or setback violations where an addition is too close to the property line. These issues should be resolved before closing—not after.
Key Takeaway
A property survey is a professional measurement and mapping of a property's boundaries, structures, and features conducted by a licensed land surveyor. It identifies where your property lines are, notes any encroachments (neighbor's fence on your land), and is often required by lenders and title insurance companies at closing.
Related Terms
Frequently Asked Questions
Requirements vary by state and lender. Many lenders require a survey or at least a location certificate. Even if not required, it's generally a good idea—discovering a boundary dispute after closing is much more expensive than the cost of a survey.
An encroachment (like a neighbor's fence on your land) must be addressed before closing—either moved, granted an easement, or the title company issues exception-type coverage. Your real estate attorney can advise on options.
A surveyor's plat shows the property boundaries with distances (e.g., '100 feet north, then 75 feet east'), bearings, monuments marking corners, structures, and any easements. Your surveyor and title company can walk you through any items of concern.
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