A real estate survey is the foundation for knowing exactly what land you own or plan to buy. It defines boundaries, reveals encroachments and easements, and helps prevent costly disputes or construction mistakes.
Whether you’re a first-time homebuyer, seller finalizing a closing, renter checking lot lines, investor evaluating risk, or agent advising clients, this guide walks you through everything “survey” means in real estate.
A real estate survey is a precise measurement and mapping of a property’s legal boundaries and physical features. Its core purpose is to establish the exact dimensions and location of a parcel of land.
Typical survey deliverables include:
By documenting any encroachments or overlaps, a survey gives legal clarity, helping neighbors negotiate fence relocations or granting correct easement access before disputes escalate to litigation.
Defines the perimeter of a parcel. It’s used in most residential transactions to confirm lot lines.
A detailed commercial-grade survey following American Land Title Association standards. It includes zoning, utilities and improvements.
Maps elevation, contours and natural features—critical for site planning, drainage and grading.
Documents a building’s elevation relative to floodplain data, required for flood insurance.
Shows improvements and setbacks on a lot, often used for permit applications and site development.
Subdivision surveys divide land into lots. Construction staking lays out proposed structures on the ground.
Many purchase contracts and lenders demand a recent survey to verify that the property matches the legal description.
Title companies often list “survey required” in their Commitment for Title Insurance to protect against boundary defects.
Lenders in refinance or construction loans may require verification of property lines and improvements.
Before building anything near property lines, a survey ensures you stay within your legal boundary.
Survey costs vary based on size, terrain, accessibility, number of corners and local rates. Urban lots often cost less than remote or heavily wooded plots.
Customarily the buyer covers survey fees, but negotiations can shift payment to the seller or lender, depending on the contract.
Get multiple quotes from licensed surveyors, compare turnaround times and check reviews. A slightly higher fee with faster service or clearer reporting can save you money overall.
Ensure your surveyor is state-licensed and, ideally, a member of NSPS (National Society of Professional Surveyors) or your local association.
Key questions:
Ask for recent sample drawings and client references to verify clarity, accuracy and professionalism.
Learn to read bearing angles (e.g., N 45° E) and linear measurements that define each boundary segment.
Surveyors mark corners with iron pins, concrete monuments or visible markers. Benchmarks indicate elevation reference points.
Symbol legends will show utility easements, shared driveways and any encroaching elements.
The map legend decodes symbols, while the scale bar and north arrow orient the drawing to the real world.
Engage a mediator or attorney to negotiate line adjustments or execute a boundary agreement with your neighbor.
Review title documents, negotiate easement vacations or obtain written permissions if possible.
If your survey is decades old, order a resurvey to account for changes in landscape or updated legal descriptions.
Unresolved issues can delay closing or increase costs; work with your title company and lender to clear exceptions or obtain endorsements.
Closing without a survey exposes buyers to fence disputes, forfeited land and potential lawsuits.
Lenders risk collateral value errors; title companies face claims for undetected defects.
In lieu of a fresh survey, parties may accept a gap endorsement, rely on an ALTA waiver or perform a detailed plat search.
Most residential surveys complete in 1–2 weeks, depending on weather, access and research time.
Only if it’s less than a few years old and no major changes or transfers have occurred; otherwise order a new one.
Discuss discrepancies with your surveyor, review deed records and consider a retracement or boundary agreement.
Drones aid data collection but cannot replace a licensed surveyor’s on-the-ground measurements and legal certification.
Surveys clarify boundaries, prevent disputes, support financing and protect your property rights—making them a smart investment.
Gather your deed, plot plan, title commitment and any prior surveys. Mark known boundary corners or stakes to aid the surveyor.
Visit your state land surveyor licensing board website and the NSPS directory for qualified professionals and sample plat documents.
