Survey
A property survey is a professional measurement and mapping of your lot’s exact boundaries, structures, easements, and physical features — it’s the only document that tells you precisely what you own and where it starts and stops.
A licensed surveyor uses GPS equipment, physical markers, and deed records to create an accurate map of your property. The result shows boundary lines, building locations, setback distances, easements, encroachments, flood zones, and topography. It costs $400-$800 for a standard residential lot and $1,000-$3,000 for larger or complex properties.
When You Need One
Lenders often require a survey before closing on a home purchase. You’ll also want one before building an addition, installing a fence, or resolving a boundary dispute. About 35% of residential properties have some kind of boundary discrepancy — fences in the wrong spot, driveways crossing property lines, or structures sitting in easements.
Skipping the survey is a $400 savings that can cost you $10,000+. If your new neighbor’s garage turns out to be 2 feet on your property, and you didn’t get a survey showing this before closing, you’re stuck fighting it yourself.
Watch out: There are different types of surveys. A boundary survey shows property lines. An ALTA survey (required for commercial transactions) includes boundary lines plus easements, rights-of-way, and other encumbrances. A topographic survey adds elevation data. Make sure you’re getting the right type for your needs. For a standard home purchase, a boundary survey with improvements shown is sufficient.
After the survey is complete, the surveyor places physical markers (iron pins, stakes, or monuments) at your property corners. These markers are legally significant — disturbing or removing a survey marker is illegal in most states, punishable by fines of $500-$5,000. If you’re doing landscaping or construction near a property corner, locate the pins first and protect them. Replacing a lost survey pin costs $200-$500 per corner.
Your survey should match the legal description in your deed. If it doesn’t, that’s a red flag that needs resolution before closing. Title insurance companies offer better coverage when a current survey is available — some defects are only covered if a survey was obtained. Check your property tax records for any existing survey on file.
How long is a property survey valid?
Surveys don’t technically expire, but lenders and title companies typically want one less than 6-12 months old. Physical conditions change — fences move, additions get built, trees fall. If the existing survey is 5+ years old, invest in a new one. You can sometimes get a “survey update” (recertification) for $200-$400 if the original surveyor is still available and nothing major has changed.