How to Get a Survey of Your Property: A Definitive Guide

So, you need a property survey. Whether you’re erecting a fence, settling a boundary dispute, or refinancing your mortgage, understanding your property lines is crucial. Let’s cut through the noise and get straight to the point: You obtain a property survey by hiring a licensed land surveyor. This professional is the only one legally authorized to conduct and certify surveys, ensuring their accuracy and legal standing. The process involves researching property records, conducting fieldwork to measure and map your land, and producing a detailed survey plat or report. Now, let’s delve deeper into the fascinating world of property surveys.

Understanding the Importance of a Property Survey

Before we jump into the how-to, let’s quickly address the why. A property survey isn’t just a piece of paper; it’s a vital document protecting your interests. It clearly defines the boundaries of your land, identifies any easements or encroachments, and confirms the location of improvements like buildings and fences. Avoiding a survey can lead to costly disputes with neighbors, title issues during property sales, or even legal battles down the road. Think of it as an investment in peace of mind and property value.

Step-by-Step Guide to Obtaining a Property Survey

Okay, let’s break down the process of getting that property survey you need:

1. Research and Select a Licensed Land Surveyor

This is arguably the most crucial step. You can’t just hire anyone with a measuring tape. You must hire a licensed land surveyor in your state or local jurisdiction. Here’s how to find one:

• State Licensing Boards: These boards maintain lists of licensed surveyors in good standing. A quick online search for “[Your State] Land Surveyor Licensing Board” will get you started.
• Professional Organizations: Organizations like the National Society of Professional Surveyors (NSPS) can provide referrals.
• Real Estate Professionals: Your real estate agent, title company, or real estate attorney may have recommendations for reputable surveyors they’ve worked with in the past.
• Online Reviews: Check online review platforms, but take them with a grain of salt and cross-reference with other sources.

When contacting potential surveyors, ask about their experience with surveys in your specific area, their fees, and their turnaround time. Make sure they are insured and bonded.

2. Provide Relevant Information to the Surveyor

The more information you can provide to the surveyor, the more accurate and efficient their work will be. Gather any existing property deeds, plats, title insurance policies, and any other relevant documents that describe your property. Alert the surveyor to any known boundary issues or potential discrepancies. This upfront information will save time and money in the long run.

3. The Surveyor Conducts Fieldwork

This is where the magic happens. The surveyor and their team will visit your property to take precise measurements, locate boundary markers, and identify any easements or encroachments. They’ll use sophisticated equipment like total stations, GPS, and drones (in some cases) to create an accurate representation of your land. It’s generally a good idea to be present during the fieldwork, if possible, to answer any questions and point out any features of interest.

4. The Surveyor Prepares the Survey Plat or Report

After the fieldwork is complete, the surveyor will compile their findings into a survey plat or report. This document will include:

• Property Boundaries: Clearly defined lines showing the exact limits of your property.
• Measurements: Accurate distances and angles of the boundary lines.
• Improvements: Locations of buildings, fences, driveways, and other structures.
• Easements and Rights-of-Way: Any existing easements or rights-of-way that affect your property.
• Flood Zones: Indication of whether your property is located in a flood zone.
• Seal and Signature: The surveyor’s seal and signature, certifying the accuracy of the survey.

5. Review the Survey Plat and Ask Questions

Carefully review the survey plat or report to ensure that it accurately reflects your understanding of your property. Don’t hesitate to ask the surveyor any questions you may have about the findings. If you notice any discrepancies or have concerns, discuss them with the surveyor immediately.

Types of Property Surveys

Not all property surveys are created equal. The type of survey you need will depend on your specific purpose. Here are a few common types:

• Boundary Survey: This is the most common type of survey, used to define the boundaries of your property.
• Topographic Survey: This type of survey maps the elevation changes on your property, useful for construction projects or landscaping.
• ALTA/NSPS Land Title Survey: This is a comprehensive survey that meets specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It’s often required for commercial real estate transactions.
• Subdivision Survey: This type of survey divides a larger parcel of land into smaller lots, typically for development purposes.
• Construction Staking: This involves marking the locations of proposed structures on the ground, ensuring they are built in the correct location.

Frequently Asked Questions (FAQs) About Property Surveys

Here are some common questions people have about getting a property survey:

1. How much does a property survey cost?

The cost of a property survey varies widely depending on factors such as the size and complexity of your property, its location, and the type of survey you need. Expect to pay anywhere from $500 to $2,000 or more. Get quotes from multiple surveyors before making a decision.

2. How long does it take to get a property survey?

The turnaround time for a property survey can range from a few days to several weeks, depending on the surveyor’s workload and the complexity of the project. Discuss the timeline with the surveyor upfront.

3. Who is responsible for paying for a property survey?

This is typically negotiated between the buyer and seller in a real estate transaction. However, if you’re getting a survey for another reason, such as building a fence, you will likely be responsible for the cost.

4. What is the difference between a survey and a plat?

A survey is the process of measuring and mapping your property. A plat is the map or drawing that results from the survey.

5. What do I do if my neighbor disputes my property line?

If you have a boundary dispute with your neighbor, the first step is to review your property surveys and deeds. If the issue remains unresolved, consider hiring a mediator or consulting with a real estate attorney.

6. Is a property survey required for a fence?

While not always legally required, a property survey is highly recommended before building a fence to avoid potential boundary disputes with your neighbors.

7. How long is a property survey valid?

There’s no set expiration date for a property survey, but it’s generally recommended to get a new survey if significant changes have occurred to the property, such as new construction or changes to property lines. Lenders and title companies will often require a recent survey (typically within the last 5-10 years) for real estate transactions.

8. Can I do my own property survey?

No. You cannot legally perform your own property survey. Only a licensed land surveyor can conduct and certify surveys that are legally binding.

9. Where can I find my property’s survey records?

Property survey records are typically filed with the county recorder’s office or land records office in the county where your property is located. You can also check with your title company or previous owners of the property.

10. What is an easement?

An easement is a legal right that allows someone to use another person’s property for a specific purpose, such as a utility company running power lines across your land.

11. What is an encroachment?

An encroachment is when a structure or improvement on one property extends onto another property. This could be a fence, building, or even landscaping.

12. What if I can’t find any property markers?

If you can’t locate your property markers, the surveyor will use other evidence, such as deeds, plats, and physical features, to determine the boundaries. They may also need to set new markers.

Obtaining a property survey is a crucial step in protecting your property rights and ensuring peace of mind. By following the steps outlined in this guide and understanding the importance of working with a licensed land surveyor, you can confidently navigate the process and obtain an accurate and reliable survey of your property. Remember to always consult with professionals for personalized advice and guidance.