How to Get My Property Surveyed: A Land Surveyor’s Deep Dive

So, you need a property survey? Excellent! You’re taking a proactive step, whether it’s for building a fence, settling a property dispute, or simply understanding your land boundaries. Getting a property surveyed involves a straightforward process, but it’s essential to understand each step to ensure accuracy and avoid future headaches. Here’s the lowdown:

1. Find a Licensed Land Surveyor

This is paramount. Do not skimp on this step. Look for a licensed land surveyor in your state or region. You can usually find a list through your state’s professional licensing board or the National Society of Professional Surveyors. Check their credentials, experience, and reviews. Ask for references and contact them. Make sure they are insured. Don’t just go with the cheapest option; experience and a solid reputation are invaluable.

2. Initial Consultation and Project Scope

Contact the surveyor and explain your reasons for needing a survey. Be as specific as possible. Are you building a fence? Resolving a boundary dispute? Subdividing your property? This information dictates the type of survey needed. The surveyor will ask about the property address, any existing surveys you might have, and any known boundary issues. They’ll then provide a project proposal outlining the scope of work, estimated cost, and timeline.

3. Agreement and Contract

Carefully review the proposal. Ensure it clearly defines what the survey will include, the expected deliverables (e.g., a detailed plat map), and the payment terms. Once you’re satisfied, sign the contract. A deposit is often required before the surveyor begins work.

4. Surveyor’s Research and Field Work

The surveyor will begin by researching the property’s history, including deeds, plats, and other relevant documents at the county recorder’s office. This establishes a basis of record. Next, they’ll conduct fieldwork. This involves physically locating property corners, existing structures, easements, and other relevant features using sophisticated surveying equipment like GPS, robotic total stations, and drones.

5. Data Processing and Plat Creation

After the fieldwork, the surveyor processes the data collected to create a plat map (also known as a survey drawing). This map accurately depicts the property boundaries, dimensions, easements, and any structures within the property. It also shows the location of any identified encroachments.

6. Monumentation and Marking

Depending on the type of survey and your agreement with the surveyor, they may set or reset property corner monuments. These are physical markers (usually metal rods or concrete monuments) that clearly delineate the property corners. The surveyor may also mark boundary lines with flagging or stakes.

7. Plat Delivery and Review

The surveyor will deliver the completed plat map to you. Review it carefully and ask any questions you have. The surveyor should be able to explain all aspects of the survey and address any concerns.

8. Recording the Survey (Optional but Recommended)

While not always required, recording the survey at the county recorder’s office provides a public record of your property boundaries. This can be invaluable in resolving future boundary disputes. The surveyor can often handle the recording process for you.

Frequently Asked Questions (FAQs)

1. What is a Property Survey?

A property survey is a precise measurement and mapping of a parcel of land. It defines the boundaries of a property and identifies any existing structures, easements, or encroachments. It’s essentially a snapshot of the land, providing a legal and physical representation of its boundaries.

2. Why Do I Need a Property Survey?

There are numerous reasons:

Buying or Selling Property: To verify boundaries and identify potential issues before closing.
Building a Fence or Structure: To ensure you’re building within your property lines and not encroaching on a neighbor’s land.
Resolving Boundary Disputes: To provide definitive evidence of property boundaries.
Subdividing Land: To create new legal parcels.
Obtaining a Mortgage or Title Insurance: Lenders and insurers often require a survey.
Identifying Easements: To understand any rights of way or access routes across your property.

3. How Much Does a Property Survey Cost?

The cost varies widely depending on several factors:

Size and Shape of the Property: Larger and more complex properties require more time and effort.
Terrain: Difficult terrain (e.g., steep slopes, dense woods) increases the cost.
Availability of Records: If existing records are incomplete or inaccurate, the survey will be more expensive.
Type of Survey Required: Different types of surveys (e.g., boundary survey, topographic survey, ALTA/NSPS land title survey) have different costs.
Location: Survey costs vary by region due to differences in labor rates and regulations.

Expect to pay anywhere from $500 to several thousand dollars. Get quotes from multiple surveyors to compare prices.

4. What are the Different Types of Property Surveys?

Several types exist, including:

Boundary Survey: The most common type, defining the property boundaries.
Topographic Survey: Maps the elevation changes and natural features of the land.
ALTA/NSPS Land Title Survey: A comprehensive survey that meets the standards of the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). Typically required for commercial properties.
Subdivision Survey: Divides a large parcel of land into smaller lots.
Construction Survey: Stakes out the location of buildings and other structures for construction.
Mortgage Survey: Used to satisfy a lender’s requirements. Often simpler and less detailed than a boundary survey.

5. How Long Does a Property Survey Take?

The timeline depends on the same factors that affect the cost. Expect a survey to take anywhere from a few days to several weeks. The surveyor will provide an estimated timeline in their proposal.

6. What is a Plat Map?

A plat map (or survey plat) is a drawing that shows the boundaries of a property, along with any easements, structures, and other relevant features. It’s a legal document that accurately depicts the surveyed land.

7. What are Property Corner Monuments?

Property corner monuments are physical markers that identify the corners of a property. They are typically metal rods or concrete monuments set in the ground. They serve as a permanent reference point for the property boundaries.

8. What is an Easement?

An easement is a legal right that allows someone to use another person’s land for a specific purpose. Common examples include utility easements (for power lines or pipelines) and access easements (for a neighbor to access their property). Easements should be clearly identified on the survey plat.

9. What is an Encroachment?

An encroachment occurs when a structure or object extends onto another person’s property. This could be a fence, a building, or even landscaping. A property survey will identify any existing encroachments.

10. Is a Property Survey Required by Law?

In most cases, a property survey is not legally required unless you are subdividing land or required by your lender or title company. However, it’s often a good idea to get a survey, especially when buying or selling property, building a fence, or resolving a boundary dispute.

11. What if My Neighbor Disagrees with the Survey?

If your neighbor disagrees with the survey results, it’s important to communicate with them and try to resolve the issue amicably. You may need to hire a different surveyor for a second opinion. If a resolution can’t be reached, you may need to consult with an attorney.

12. Can I Perform a Property Survey Myself?

While technically possible, it’s highly discouraged. Property surveying requires specialized knowledge, skills, and equipment. An inaccurate survey can lead to costly legal disputes and property damage. Always hire a licensed land surveyor to ensure accuracy and legal compliance.

By following these steps and understanding the key concepts involved, you can navigate the property survey process with confidence and ensure that your land boundaries are accurately defined and legally protected. Remember, investing in a professional survey is an investment in the future of your property.