Glossary · Legal & title
Survey
A property survey is a drawing by a licensed surveyor that shows a parcel's precise legal boundaries along with structures, improvements, easements, and encroachments. It defines exactly what land is being bought or sold. Surveys confirm structures sit within property lines and reveal issues like a fence crossing a boundary. Lenders or title companies sometimes require one.
Also known as: Property Survey, Land Survey
How does a survey work?
A licensed surveyor measures the parcel using legal descriptions and records, then produces a drawing showing boundaries, structures, easements, and encroachments. The survey defines the exact land involved and reveals whether improvements sit within the property lines or cross them.
The surveyor relies on recorded deeds, plats, and physical markers to locate boundaries precisely. The result is a scaled drawing of the parcel.
A survey can also flag encroachments, like a neighbor's shed over the line, and show recorded easements, giving a clearer picture than a written description alone.
Why does a survey matter?
A survey shows exactly what you are buying and can prevent costly boundary disputes later. It confirms structures are within the lines and reveals encroachments or easements. Lenders or title companies may require one, and buyers often order one for peace of mind before purchase.
Without a survey, you might assume a fence marks the boundary when it does not. Discovering an encroachment after closing can lead to expensive disputes.
A survey is especially valuable for large lots, unclear boundaries, or planned improvements like a fence or addition, where knowing the exact line matters.
When should a buyer get a survey?
Consider a survey when boundaries are unclear, the lot is large or irregular, you plan improvements like a fence or addition, or a lender or title company requires one. It is also wise when you spot possible encroachments. A survey adds cost but can prevent bigger expenses later.
Some purchases proceed without a new survey, relying on an older one or a title company's requirements. Standards and customs vary by state and lender.
If you plan to build, fence, or landscape near a boundary, an accurate current survey helps you avoid crossing a line or an easement.
What types of property surveys are there?
Common survey types include a boundary survey that marks property lines, a mortgage or location survey used for closing, and a more detailed survey that maps improvements, easements, and encroachments. The right type depends on your purpose, the lender, and state or local requirements.
A basic boundary survey identifies where the lines fall, which helps with fences and disputes. A closing-related survey confirms structures sit within the lines for the lender and title company.
More detailed surveys add features like easements, flood zones, and encroachments. Names and standards vary by state, so ask the surveyor which type fits your needs.
Worked example. For example, a buyer orders a survey before closing on a 2,000 dollar fence project and learns the existing back fence sits three feet onto the neighbor's land. Knowing this before purchase, the buyer addresses the encroachment with the seller rather than facing a boundary dispute later.
Common mistakes with Survey
- Assuming a fence, hedge, or wall marks the true property line, when only a survey confirms the boundary.
- Skipping a survey before building near a boundary, then discovering a structure crosses the line or an easement.
- Relying on an old survey that predates changes to the property or neighboring structures.
- Confusing a survey with an appraisal or inspection, when a survey specifically maps boundaries and encroachments.
- Overlooking encroachments a survey reveals, which are encumbrances that can complicate title and future sales.
Easement
A right for someone to use part of another person's property for a specific purpose.
Define TermEncumbrance
Any claim, lien, or restriction on a property that may affect its use or transfer.
Define TermTitle
The legal ownership rights to a property, including the right to use and transfer it.
Define TermChain of Title
The historical record of successive ownership transfers of a property over time.
Define