A land survey outlines the legal boundaries of a property. It’s an exact drawing of the dimensions of the parcel, noting all physical features, both natural and manufactured.

A professional surveyor uses the homeowner’s deed as a basis to confirm or reaffirm what is noted on the deed. Although it is not routinely called for in a real estate transaction, a land survey can be useful to clear up questions or misunderstandings.

Land surveys are typically used for three main reasons:

• To determine size and price – Minor encroachments, such as a neighbor’s tree overhang or a fence that intrudes a few feet over the property line, can change the original map of the property. If a survey determines the land is smaller than reported, a buyer can use that to negotiate a better price.
• To settle boundary disputes – If there is disagreement over where one’s property line ends and another begins – as when a fence extends into a neighboring property without consent – a land survey can resolve the issue and determine where that fence may legally be built.
• Whenever a new home will be built – In fact, most states require a land survey to show the topographical and elevation points of a property so that the best place to build the home can be determined.

The survey records any improvements that have been made to the land, including structures and fences. The written description also notes any legally defined access that has been granted to any portion of the property, such as an easement allowing for utility maintenance, or any other restrictions that could impact the new owner’s use or development of the land. 

In addition to verifying boundary descriptions, the survey determines whether the property is in a floodplain and, if it is, will note the highest and lowest ground elevations, which is helpful in determining drainage when a new home is built.

A professional survey can cost from several hundred dollars for a one-side boundary marking to $1,000 or more for a full property survey.

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