Where To Find Your Property Survey: A Homeowner’s Treasure Hunt

Lost your property survey? Don’t panic! Finding it might feel like searching for buried treasure, but with a systematic approach, you can unearth this crucial document. Here’s a comprehensive guide to help you locate your property survey and understand its importance.

The Million-Dollar Question: Where IS My Property Survey?

The most likely places to discover your property survey are:

1. Your Closing Documents: This is the first place you should look. When you purchased your property, the survey was likely included with your mortgage paperwork, title insurance policy, and other closing documents. Dig through those boxes!
2. Your Mortgage Company: If you can’t find it among your own records, contact your mortgage lender. They may have a copy in their files, as they often require a survey as part of the loan approval process.
3. Your Title Insurance Company: Similar to your mortgage company, your title insurer might possess a copy of the survey. They use it to assess risks associated with the property’s boundaries and ownership.
4. Local Government Records (County Recorder’s Office or Land Records Office): Your city or county’s recorder’s office (also known as the land records office or registry of deeds) maintains public records related to property ownership. Surveys are often filed here, making it a reliable source. Search their online database or visit their office in person.
5. Previous Owners: If you know how to contact the previous owners of your property, they might have retained a copy of the survey. It’s worth a shot to reach out and ask!
6. Your Homeowners Insurance Policy: While less common, some homeowners insurance policies might reference or include a copy of the property survey, particularly if boundary disputes have occurred in the past.
7. Your Real Estate Agent: The real estate agent who facilitated the sale of your property might have a copy of the survey in their files.
8. Neighboring Property Owners: If you suspect a boundary issue and are on good terms with your neighbors, they might have a copy of their survey that shows your property lines in relation to theirs. This is a long shot, but sometimes worth a try.
9. The Surveying Company That Created It: If you know the name of the surveying company that originally conducted the survey (this information might be on a corner marker), you can contact them directly and request a copy. They often keep records of their surveys for many years.

If you’ve exhausted all these options and still can’t find your property survey, you’ll need to hire a licensed surveyor to conduct a new one.

What to Do When You Can’t Find Your Survey

The tips we shared are helpful when you are able to locate your survey. If you are not able to locate it, then you will want to hire a local surveyor to conduct a new survey.

Frequently Asked Questions (FAQs) About Property Surveys

Here are some frequently asked questions to clarify everything you need to know about property surveys:

1. What is a property survey, and why is it important? A property survey is a precise map of your land, outlining its boundaries, dimensions, and the location of any structures, easements, or encroachments. It’s essential for establishing clear property lines, preventing boundary disputes, and ensuring compliance with local zoning regulations. You might also need one for building permits or selling your home.

2. What information is typically included in a property survey? A property survey usually includes the following details:

   • Property boundaries and dimensions: The exact location and length of each property line.
   • Location of structures: The position of buildings, fences, driveways, and other structures on the property.
   • Easements and rights-of-way: Any legal rights that others have to use a portion of your property (e.g., utility easements).
   • Encroachments: Any instances where a structure or feature from a neighboring property extends onto your land (or vice versa).
   • Flood zones: Indication of whether the property lies within a designated flood zone.
   • Topography: Details about the elevation and slope of the land.
   • Location of utilities: Underground and above-ground utility lines.
   • Legal description: The formal written description of the property used in deeds and other legal documents.
   • North Arrow: An indication of which direction is north.

3. How much does it cost to get a new property survey? The cost of a new property survey can vary significantly depending on factors like the size and shape of your property, the complexity of the terrain, and the location of your property. Generally, you can expect to pay anywhere from $500 to $2,000 or more. It’s always best to get quotes from multiple licensed surveyors before making a decision.

4. Do I need a new property survey if I’m building a fence? It depends. Some municipalities require a property survey to obtain a permit for fence construction, ensuring that the fence is built within your property lines and doesn’t encroach on any easements. Even if it’s not required, a survey is highly recommended to avoid potential boundary disputes with your neighbors.

5. What is the difference between a property survey and a boundary survey? There isn’t a significant difference. The terms “property survey” and “boundary survey” are often used interchangeably. Both refer to a survey that establishes the boundaries of a property.

6. What is an ALTA/NSPS survey, and when is it required? An ALTA/NSPS survey is a more comprehensive and detailed type of survey that adheres to specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It’s typically required for commercial real estate transactions, title insurance purposes, and complex land development projects.

7. What should I do if my property survey shows an encroachment? If your property survey reveals an encroachment, the first step is to communicate with your neighbor. Try to resolve the issue amicably. You may need to consult with a real estate attorney to discuss your legal options, which could include negotiating an easement, adjusting the property line, or pursuing legal action to remove the encroachment.

8. How long is a property survey valid? There’s no definitive expiration date for a property survey. However, its accuracy can be affected by changes to the property, such as new construction, altered landscaping, or boundary disputes. If significant changes have occurred, it’s advisable to obtain an updated survey. Most lenders and title companies prefer surveys that are relatively recent (within the last 5-10 years).

9. Can I use a copy of my neighbor’s survey for my own purposes? While you might find some general information useful on a neighbor’s survey, it’s not a substitute for your own survey. Your neighbor’s survey is specific to their property and may not accurately reflect the boundaries or features of your land. Always rely on a survey conducted specifically for your property.

10. Who is qualified to perform a property survey? Only a licensed surveyor is qualified to perform a property survey. These professionals have the education, training, and expertise to accurately determine property boundaries and create a legally defensible survey. Make sure to verify that the surveyor you hire is licensed in your state.

11. What is the role of corner markers (property pins)? Corner markers, also known as property pins or survey markers, are physical markers (often iron rods or concrete monuments) placed at the corners of your property to indicate the boundary lines. They are usually installed by a surveyor and can be helpful in visually identifying your property lines. However, they can sometimes be moved or damaged, so relying solely on corner markers is not always accurate.

12. What are the implications of not having a property survey? Not having a property survey can lead to several potential problems, including:

    • Boundary disputes with neighbors: Uncertainty about property lines can result in disagreements and legal battles.
    • Encroachments: Structures or features from neighboring properties might unknowingly extend onto your land.
    • Title issues: Problems with the legal ownership of your property.
    • Building permit delays: Many municipalities require a survey for building permits.
    • Difficulty selling your property: Buyers may be hesitant to purchase a property without a clear understanding of its boundaries.
    • Legal costs: Resolving boundary disputes or title issues can be expensive.

By understanding where to look for your property survey and the importance of this document, you can protect your property rights and avoid potential headaches down the road. Happy hunting!