Land Surveyor vs. Civil Engineer — What’s the difference? (A homeowner’s guide)
Short answer:
- Land surveyors measure and map land: property corners, boundaries, topography (contours), easements, and they produce legal plats and staking for construction.
- Civil engineers design and approve site infrastructure, drainage, foundations, retaining walls, septic systems and other engineered solutions — often using survey data as their starting point.
When to call which professional
Call a land surveyor if you need exact property lines, an ALTA/NSPS title survey for closing, or to stake a house/addition location. Call a civil engineer if you need drainage design, a retaining wall engineered, septic design, or permit-ready grading and site plans.
Side-by-side example projects (for homeowners)
| Project | Best professional to hire | Why / notes |
|---|---|---|
| Confirming exact property lines (before fence/deck) | Land Surveyor | Marks legal corners and identifies easements or encroachments — important before building. |
| ALTA/NSPS survey for mortgage or sale | Land Surveyor | ALTA/NSPS surveys follow national standards used by lenders and title companies (see footnote 1). |
| Topographic (contour) map for site planning | Land Surveyor (used by a civil engineer) | Surveyors collect topo data that engineers use for drainage, septic, and building pad design. |
| Staking the location of a new house or addition | Land Surveyor | Staking ensures the contractor builds in the correct location and elevation. |
| Locating buried utilities before digging | Land Surveyor / Utility Locator (call 811 first) | Call 811 to have utility owners mark public lines; surveyors/locators map known utilities. |
| Designing a septic system | Civil Engineer (or licensed septic designer) | Engineering calculations, soils review and stamped plans are usually required for permits. |
| Designing a retaining wall or engineered foundation | Civil Engineer | Requires structural/soil calculations and usually a stamped drawing for permits. |
| Fixing chronic drainage or flooding | Civil Engineer | Engineers model site drainage, design swales/inlets, and prepare permit-ready stormwater plans. |
| Driveway grading on a steep lot | Civil Engineer | Grading, slope stability and drainage control often require engineered designs. |
| Subdivision or lot split | Both — Surveyor + Civil Engineer | Surveyor prepares plats and legal descriptions; engineer designs roads, utilities and drainage to meet local rules. |
Helpful tips for homeowners
- Check licensing: Licensed surveyors and professional engineers (PE) are regulated by state boards and can provide stamped plans when required.
- Ask for examples: Request similar-project examples and references before hiring.
- Get the scope in writing: Make sure deliverables are clear: boundary vs topo vs ALTA, number of site visits, staking, and whether stamped drawings are included.
Printable checklist — what to bring to a first meeting (one page)
- Property deed / legal description (if available)
- Any existing survey or plat (even old ones)
- Property tax/parcel ID for your county assessor
- Photos of the site and the area of work
- Sketch of proposed work (fence, deck, addition, septic, retaining wall)
- Questions list: licensing, insurance, turnaround time, deliverables, and pricing
- Ask: will I get stamped plans or a signed survey, and how many paper/digital copies?
Tip: Print this section directly from your browser — it fits one page on most printers.
Short recommendation: If you only need to know where your property line is, start with a land surveyor. If you need a design to fix drainage, build a retaining wall, or get a grading/septic permit, start with a civil engineer. For larger projects you may need both.