Do I Need a Survey to Buy a House?

A property survey is a professional assessment that meticulously maps the boundaries and features of a piece of land. It provides a precise understanding of what land is legally associated with a property. While not always legally mandated, a survey is a common consideration for homebuyers due to its ability to clarify property details that are not readily apparent. This article explores the various aspects of property surveys, from their identification capabilities to the process of engaging a surveyor.

What a Property Survey Identifies

A property survey precisely defines the extent of a property. It is a detailed drawing that outlines the dimensions and physical characteristics of the land, including its exact legal boundaries, often marked with physical monuments like iron rods or stakes at corners.

Surveys identify easements, which are legal rights allowing another party to use a specific portion of the property for a designated purpose. These can include utility easements for power lines or pipes, or access easements like shared driveways. The survey also reveals encroachments, which occur when a structure or feature from an adjacent property extends onto the surveyed property, or vice versa. Common examples include a neighbor’s fence, shed, or even overhanging tree branches crossing the property line.

Furthermore, a survey details all improvements located on the property, such as the house, garage, sheds, fences, driveways, and swimming pools, indicating their exact position relative to the boundaries. It can also show compliance with local zoning setback requirements, which dictate how close structures can be built to property lines. Unrecorded physical features, not documented in public records, may also be discovered through a survey.

Factors Influencing the Decision to Obtain a Survey

The decision to obtain a property survey often hinges on specific requirements or the characteristics of the property itself. Mortgage lenders frequently require a survey, particularly for conventional loans, to protect their investment by confirming the property’s boundaries and identifying any potential issues.

Title insurance companies may also necessitate a survey to issue certain types of title insurance policies, especially those offering extended coverage against boundary disputes or unrecorded easements. A survey helps the title company assess risk and can prevent future claims related to property lines or undisclosed encumbrances.

Certain property characteristics strongly advise obtaining a survey, even if not explicitly required. Irregularly shaped lots, properties in rural areas, or those described by older, less precise legal descriptions often benefit from a current survey to establish clear boundaries. Properties with recent additions, renovations, or new construction nearby can also have altered boundary perceptions or actual changes that a survey would clarify. When shared features like driveways or fences exist, a survey can prevent or resolve potential boundary disputes with neighbors.

Types of Property Surveys

Property surveys come in various types, each serving a distinct purpose and offering different levels of detail. A boundary survey is the most common type, focusing on accurately establishing the property’s legal lines and corners. It identifies the precise location of property lines and shows existing improvements relative to those lines, often marking corners with physical stakes or flags. This type is frequently used when buying or selling property, or before undertaking construction projects like building a fence.

An ALTA/NSPS Land Title Survey is a highly comprehensive survey that meets stringent national standards. While often required for commercial properties, it can be used for residential transactions, providing extensive details about land features, easements, rights-of-way, and compliance with zoning ordinances. This survey is significantly more detailed and typically more expensive than a standard boundary survey due to the additional research and field work involved.

A topographic survey illustrates the elevation changes and contours of the land, along with natural and man-made features. These surveys are crucial for architects and engineers planning construction projects, drainage systems, or landscaping. Another specialized type is a Flood Elevation Certificate or Survey, which determines a property’s flood zone classification and base flood elevation. This information is essential for obtaining flood insurance and understanding potential flood risks.

Engaging a Surveyor and Interpreting Survey Findings

Engaging a qualified surveyor is the initial step in obtaining a property survey. Homebuyers can locate licensed and reputable surveyors through state professional associations, referrals from real estate agents or attorneys, or online directories. It is important to verify a surveyor’s credentials and experience.

The cost of a property survey varies significantly, typically ranging from $500 to $2,300, depending on the type of survey, property size, terrain complexity, and location. Obtaining multiple quotes from different firms is advisable to compare pricing and services. The survey process generally involves research of historical records and deeds, on-site fieldwork using specialized equipment to measure and mark boundaries, and finally, the drafting of the survey document.

Understanding how to read the survey report and accompanying plat is crucial for the buyer. The plat is a detailed map that visually represents the property. Key elements to identify on the plat include boundary lines, usually marked by thick lines with precise bearings and distances, and physical monuments at corners. The plat will also depict the location of easements, showing the specific areas affected, and any encroachments, indicating structures that cross property lines.

The accompanying written report provides a legal description of the property and clarifies the surveyor’s findings and recommendations. If the survey reveals issues such as boundary disputes, unrecorded easements, or significant encroachments, consulting with a real estate attorney or agent is recommended to understand the implications and negotiate potential solutions before closing on the property.