I'm Buying a new home. do i need a survey?

Why You Should Get a Land Survey Before Buying Your Next Home

Buying a home is one of the biggest investments most people make. A professional land survey identifies exactly what you’re buying — the boundaries, easements, improvements, and potential legal or physical restrictions — and can save you time, money, and headaches down the road.

Top advantages of getting a land survey before closing

1. Know exactly where your property lines are

Surveys show legal boundary lines and the precise location of fences, driveways, sheds, and other improvements. That means you won’t unexpectedly inherit a neighbor’s fence or discover your planned deck sits on someone else’s land. Having a current survey removes uncertainty about what you actually own. :contentReference[oaicite:0]{index=0}

2. Uncover easements, rights-of-way, and encumbrances

Many properties carry recorded or unrecorded easements (for utilities, shared driveways, access, etc.). An up-to-date survey identifies those restrictions so you know any limitations on where you can build or how you can use the land. Discovering easements after purchase can be costly or limit planned improvements. :contentReference[oaicite:1]{index=1}

3. Prevent or resolve boundary disputes

A survey provides a professional, documented map that can prevent disputes with neighbors about where the line is — and it’s strong evidence if a dispute goes legal. Relying on seller statements or old maps can leave gaps that create expensive surprises later. :contentReference[oaicite:2]{index=2}

4. Protect your title and get better title insurance coverage

Title companies often require a recent, reliable survey (and many buyers choose an ALTA/NSPS survey for complex parcels) to remove survey exceptions from a title policy or to obtain a survey endorsement. In short: a survey helps close gaps between what the title says and what exists on the ground. :contentReference[oaicite:3]{index=3}

5. Avoid unexpected costs and plan improvements accurately

Knowing setbacks, buffer zones, flood-elevation issues, and exact dimensions helps you plan additions, pools, fences, or landscaping without violating local rules or trespassing on adjoining property. A survey can also inform permitting and compliance with local setbacks and municipal restrictions. :contentReference[oaicite:4]{index=4}

6. Give you negotiating leverage

If a survey reveals encroachments, easements, or missing legal descriptions, buyers can renegotiate price, ask the seller to fix the issue, or walk away if the survey contingency is in the purchase contract. That contingency is a common buyer protection. :contentReference[oaicite:5]{index=5}

Types of surveys and what they’re good for

• Boundary survey — shows property lines and improvements.
• ALTA/NSPS survey — the most comprehensive, often used for commercial or high-value residential transactions, and preferred by title insurers in complex cases. :contentReference[oaicite:6]{index=6}
• Mortgage or mortgage-lender survey — basic survey often required by lenders.
• Topographic survey — maps elevations and contours (useful for grading, drainage, or permitting).

Costs vary widely by survey type, property size, terrain, and region — from a few hundred dollars for a simple boundary survey to more for ALTA or topographic surveys. Budgeting in advance avoids surprises. :contentReference[oaicite:7]{index=7}

Practical tips for buyers

1. Add a survey contingency to your purchase contract so you can review the survey and negotiate if issues appear. :contentReference[oaicite:8]{index=8}
2. Ask the seller if a recent survey exists; review it but still consider commissioning your own updated field survey. :contentReference[oaicite:9]{index=9}
3. Hire a licensed, local surveyor — licensing and local experience matter because survey standards and laws vary by state. :contentReference[oaicite:10]{index=10}
4. Consider an ALTA/NSPS survey if you need comprehensive coverage or your title company requests it. :contentReference[oaicite:11]{index=11}

Bottom line

A current professional land survey is an affordable insurance policy for homebuyers: it clarifies exactly what you’re getting, exposes restrictions and risks, supports title protection, and helps avoid costly disputes after closing. For peace of mind and stronger negotiating power, most experts recommend getting a survey before completing a purchase. :contentReference[oaicite:12]{index=12}

Sources & footnotes

1. Why you should have a survey done on the property you purchase — Realtor.com. :contentReference[oaicite:13]{index=13}
2. When you need a surveyor — National Society of Professional Surveyors (NSPS). :contentReference[oaicite:14]{index=14}
3. ALTA/NSPS survey: what it shows and why it matters — industry resources (survey/ALTA guides). :contentReference[oaicite:15]{index=15}
4. How much surveys cost and survey types — The Spruce (survey cost guide). :contentReference[oaicite:16]{index=16}
5. Legal reasons to get a current survey — FindLaw (survey and boundary risk overview). :contentReference[oaicite:17]{index=17}
6. Practical buyer guidance — local real estate guides and Zillow/Zillow Learn (survey contingencies and buying land guides). :contentReference[oaicite:18]{index=18}