Whether you simply need to locate your property lines or are trying to split parcels of land, professional surveyors provide property surveys to cover your particular real estate needs. A title company will normally require an ALTA survey before issuing title insurance. An ALTA survey may also be referred to as a mortgage survey, since lenders often require them before providing financing.
A boundary survey is used to determine the exact location of property boundaries and corners of a piece of land. A boundary survey may be used to settle legal disputes or locate easements or for personal records. A location is similar to a boundary survey, but it also includes site improvements. The location survey shows the location and size of improvements as well as the distance measurements between them and the property lines.
Property owners often use a location survey for zoning permits. A subdivision survey is used to divide a parcel of land into multiple lots for a subdivision.
A subdivision survey is used to create subdivision plats and must be filed in the land records with the recorder's office. A site-plan survey is used to plan the development of site improvements. The proposed building, or other improvement, is drawn inside of a boundary survey. A site-planning survey is normally used when applying for building permits.
A construction survey involves the surveyor staking out the location of planned structures and improvements. The surveyor does this to show construction workers where to build and the distances between planned improvements. Topographical surveys lay out the location of natural and man-made features on a property.
These features may include buildings, fences, utilities, ponds, rivers, trees, and elevations. A topographic survey is often used by engineers and architects for planning site improvements. The cost for a land survey varies depending on the type of survey and the size and shape of the property.
The cost of a property survey will also vary based on the professional surveyor's travel time. A land survey's costs will be higher for properties with more acreage or more corners. ALTA surveys have a higher average cost because of the extra work that goes into researching documents and providing more details. Keep in mind that these costs are averages throughout the US. The cost of a residential survey can vary greatly depending on the particular market and what public records are available.
That number can be even higher depending on the complexity of the survey. A certified copy of a land survey can often be found at the building department's office or in the official records at the land recorder's office. In some jurisdictions, you may also be able to find the survey recorded with the local tax assessor's office.
A title company can also be a resource for tracking down a survey. In some cases, a lender will accept a recent or recertified survey from a previous owner.
Prices vary greatly, however, and they depend on a number of factors, including:. Even if you can avoid the costs of a land survey, you might not want to. Land surveys clearly define the boundaries of what you own and ensure your property is in compliance with local zoning regulations. This can help you steer clear of disputes with neighbors and nearby property owners, and can give you valuable information should you want to improve or add onto the property in the future.
Your property survey is one of the fees you can shop around for when buying a home. To do this, request a quote from several surveyors in your area. Consider asking your real estate agent , lender, builder, or mortgage broker for recommendations, as they may have preferred surveyors who will offer you a discount.
Accessed Jan. American Bar Association. Actively scan device characteristics for identification. Use precise geolocation data. Facebook Twitter. There are two main factors that surveyors take into consideration when calculating the cost to perform a survey: Time: The surveyor will evaluate the amount of time they believe it will take to complete a project. Factors that are commonly considered are: Size of the property being surveyed — the larger the property the more time it will take.
Corners vs. Expenses: These would be the hard costs associated with the project such as: Research and record costs charged by the Recorder of Deeds, title companies, etc. Equipment costs if specialty equipment is needed. The absence of such existing evidence may make it difficult for the surveyor to retrace the original survey. Terrain: Mountainous terrain is generally more difficult to survey than a level parcel of land.
Accessibility: The location of the parcel from our office plays part in the amount of time that it takes to perform the survey work. This includes the distance to the site and any difficultly in reaching the Public Land Corners. Time of Year: In the winter, travel time may be hindered because of road conditions, this may effect travel time to the site. Winter weather may also conceal field evidence.
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