Land Surveying Frequently Asked Questions

Land surveying is often one of those services people don’t think about until they suddenly need it. Whether you’re buying property, planning construction, or resolving a boundary concern, questions tend to come up quickly. This page covers the most common land surveying questions we hear and explains them in clear, everyday language.

While these answers provide general guidance, every property is unique. A licensed land surveyor can always offer advice specific to your situation.

1. What is land surveying?

Land surveying is the science and profession of measuring land and determining the legal boundaries and physical features of a property. Surveyors combine field measurements with historical records, deeds, plats, and legal descriptions to establish accurate property lines and locations of improvements.

The results of a land survey are used for legal documentation, construction planning, real estate transactions, and resolving boundary questions. Because surveys have legal significance, they must be performed and signed by a licensed professional.

2. Why do I need a land survey?

A land survey provides clarity and protection. It helps confirm exactly what land you own, where improvements are located, and whether anything crosses onto or off your property. This information can prevent disputes with neighbors and unexpected issues during a sale or construction project.

Surveys are often required by lenders, title companies, and local governments. Even when not required, having a survey can give property owners peace of mind and confidence when making decisions.

3. What types of land surveys are there?

There are many types of land surveys, each designed for a specific purpose. Common examples include boundary surveys to establish property lines, topographic surveys to show elevation and terrain, ALTA/NSPS surveys for commercial transactions, and construction staking to guide building placement.

The type of survey needed depends on your goals, such as buying property, building a structure, or subdividing land. A surveyor can help determine which survey is appropriate.

4. How much does a land survey cost?

The cost of a land survey varies widely and depends on several factors. These include the size and shape of the property, location, terrain, availability of records, and the type of survey required.

Smaller residential surveys are generally less expensive than large or complex commercial surveys. Because every property is different, surveyors usually provide custom quotes rather than flat pricing.

5. How long does a land survey take?

The timeline for a land survey depends on the project’s complexity and current workload. Many residential surveys are completed within one to three weeks from scheduling to final delivery.

Factors such as weather, research requirements, access issues, and coordination with other parties can affect the schedule. Your surveyor can provide a more accurate timeline once the scope is defined.

6. How do I know what type of survey I need?

The purpose of the survey usually determines the type required. Buying or selling property may require a boundary or ALTA survey, while construction projects often need topographic surveys or construction staking.

If you’re unsure, a surveyor can review your situation, lender or municipal requirements, and project goals to recommend the correct survey type.

7. Can I use an old survey?

Older surveys can sometimes be useful for reference, but they may not meet current legal, lender, or municipal requirements. Changes to the property, nearby parcels, or regulations can make an old survey outdated.

In many cases, a new survey is required to reflect current conditions and provide up-to-date professional certification.

8. What is a boundary survey?

A boundary survey establishes the legal property lines of a parcel of land. The surveyor researches deeds, plats, and historical records, then locates or sets boundary markers in the field.

Boundary surveys are commonly used for property transfers, fence installation, and resolving boundary questions. They provide a clear picture of what is owned.

9. What is an ALTA/NSPS survey?

An ALTA/NSPS survey is a detailed land survey performed according to national standards set by professional organizations. It is most often required for commercial real estate transactions.

These surveys include boundary lines, improvements, easements, access points, and other items requested by lenders and title companies to assess risk.

10. Will the survey show my fence?

Yes, most surveys show visible improvements such as fences, walls, buildings, and driveways, especially when they are near property lines.

Showing fences helps identify whether they align with legal boundaries or potentially encroach onto neighboring properties.

11. Will the survey show encroachments?

Surveys can identify encroachments when structures, fences, or other improvements extend beyond property lines or into easements.

Identifying encroachments early allows property owners to address issues before they become legal or financial problems.

12. What do the stakes or flags mean?

Stakes, flags, iron rods, or other markers are placed to identify property corners or lines. These markers represent the surveyor’s professional determination of boundary locations.

The color and type of marking may vary depending on the survey and site conditions.

13. Are survey markers permanent?

Many survey markers are intended to be long-lasting, such as iron rods or concrete monuments. However, they can be disturbed by construction, landscaping, or erosion.

If a marker is damaged or missing, a licensed surveyor should be contacted to evaluate and, if necessary, reestablish it.

14. Can I move or remove survey markers?

No. In many jurisdictions, it is illegal to move or remove survey markers. These markers serve as legal evidence of property boundaries.

Tampering with survey markers can result in fines or legal consequences and may create boundary disputes.

15. Does a survey settle boundary disputes?

A survey provides a professional determination of boundary locations, but it does not automatically resolve legal disputes.

Surveys are often used as evidence in negotiations, mediation, or court proceedings to help resolve disagreements.

16. Will the surveyor need access to my neighbor’s property?

Sometimes surveyors need access to neighboring properties to locate boundary evidence or monuments.

Licensed surveyors often have limited rights of entry under local laws, but they typically try to coordinate access respectfully whenever possible.

17. Do I need to be home during the survey?

In most cases, you do not need to be present while the survey is performed, as long as the surveyor has access to the property.

Some owners choose to be available for questions or to point out known features, but it is usually not required.

18. What information should I provide to the surveyor?

Providing copies of deeds, title reports, previous surveys, and any known boundary concerns can help the surveyor complete the work efficiently.

The more information available at the start, the smoother the process tends to be.

19. Will the survey show easements?

Surveys typically show recorded easements that affect the property, such as utility, access, or drainage easements.

Easements can impact how the property is used, so identifying them is an important part of many surveys.

20. Can a survey help with building permits?

Yes. Many building departments require a survey to verify property lines, setbacks, and building locations before issuing permits.

A survey helps ensure that construction complies with zoning and local regulations.

21. What is construction staking?

Construction staking involves placing markers on the ground to guide contractors during construction.

These markers help ensure that buildings, roads, and utilities are constructed in the correct locations and elevations.

22. How long is a land survey valid?

A land survey reflects conditions at the time it was completed. Changes to the property or surrounding areas can affect its relevance.

Lenders and agencies often require surveys to be relatively recent to ensure accuracy.

23. How do I get started with a land survey?

Getting started is as simple as contacting a licensed land surveyor and explaining your project or concerns.

The surveyor will review your needs, gather necessary information, provide a proposal, and guide you through the process from start to finish.