Understanding the Different Types of Land Surveys in Real Estate
Land surveys are essential tools in the real estate industry, providing precise measurements and information about a property. They serve a variety of purposes for different stakeholders, including home buyers, developers, real estate firms, title companies, and lenders. Each type of survey has its specific applications, ensuring that every aspect of property ownership and development is accurately documented and legally sound.
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Here’s a comprehensive look at the different types of land surveys, their average costs, and why they are used.
1. Boundary Survey
Purpose:A boundary survey determines the exact property lines and corners of a parcel of land. This type of survey is crucial for establishing legal boundaries and resolving disputes between neighbors.
Average Cost:$300 – $700
Usage:
– Home Buyers:To ensure the property boundaries are as described in the purchase agreement.
– *eal Estate Firms: To accurately list the property dimensions and avoid legal issues.
– Title Companies: To verify that the property boundaries are clear of encroachments.
– Lenders: To confirm the land’s value and secure their investment.
Best for:
- Building a fence
- Building a boundary wall
- Building a home addition close to the property edge
- Altering the trees and landscape
2. ALTA/NSPS Survey
Purpose: The American Land Title Association/National Society of Professional Surveyors (ALTA/NSPS) survey is a comprehensive survey that includes boundary lines, improvements, easements, and other significant features.
Average Cost: $2,000 – $3,000
Usage:
– Developers: To obtain detailed information required for development and zoning compliance.
– Lenders and Title Companies: To meet stringent requirements for issuing title insurance and underwriting loans.
Best for:
- Buying a new home
- Refinancing your mortgage
- Transferring ownership of a home
- Buying an empty plot of land
- Zoning report changes
3. Topographic Survey
Purpose: A topographic survey maps the contours, elevations, and features of a land area, providing detailed information about its terrain.
Average Cost: $400 – $1,500
Usage:
– Developers: To plan construction projects by understanding the land’s topography, which affects drainage, foundation design, and grading.
– Architects and Engineers: To design structures that fit the landscape.
Best for:
- Installing large fences or walls
- Installing a pool
- Installing a septic system
- Buying or selling a plot of land
- Addressing drainage issues
4. Construction Survey
Purpose: This survey lays out the exact locations for construction based on architectural and engineering designs. It includes staking out buildings, roads, and other infrastructure.
Average Cost: $1,000 – $2,000
Usage:
-Construction Companies: To guide the precise placement of new structures and infrastructure.
– Developers: To ensure projects are built according to plans and regulatory requirements.
5. Subdivision Survey
Purpose: A subdivision survey divides a parcel of land into smaller lots, showing the layout of streets, lots, and utility lines.
Average Cost: $1,500 – $5,000
Usage:
– Developers: To create new residential or commercial developments.
– Real Estate Firms: To market new subdivisions accurately.
– Title Companies: To record new lot descriptions for future sales.
Best for:
- Confirming the current layout of a property
- Documenting public easements and utilities
- Applying for construction permits
- Finalizing records after construction
6. Location Survey
Purpose: Similar to a boundary survey but includes the location of interior improvements such as buildings, fences, and other structures relative to the property lines.
Average Cost: $300 – $600
Usage:
– Home Buyers and Sellers: To provide a snapshot of the property’s improvements for marketing and purchase purposes.
– Lenders: To ensure the property is as described and free from significant encroachments.
7. Mortgage Survey
Purpose: Often a simplified version of a boundary survey, a mortgage survey is used to satisfy lender requirements and ensure that a property conforms to local building codes and zoning laws.
Average Cost:$300 – $500
Usage:
– Lenders:To protect their investment by confirming property boundaries and the presence of any encroachments or zoning issues.
Best for:
- Buying or selling a home
- Purchasing a new plot of land
- Refinancing a mortgage
8. As-Built Survey
Purpose: This survey documents the location of all improvements on a property after construction is completed, ensuring that everything was built according to plan.
Average Cost:$800 – $1,500
Usage:
– Developers and Construction Companies: To provide a record of the completed project for future reference and compliance.
– Title Companies and Lenders: To confirm that the property matches the plans and descriptions in legal documents.
Best for:
- Buying a new plot of land
- Making major renovations to your home or property
- Documenting the final product of a build
- Verifying proper construction
The Importance of Having a Survey for a Home Buyer
For home buyers, obtaining a land survey is a critical step in the purchasing process. A land survey provides detailed information about the property’s boundaries, structures, and potential issues, ensuring that buyers make informed decisions and protect their investments. Here’s why a survey is particularly important for home buyers:
1. Confirming Property Boundaries
Why It Matters:
– Avoiding Disputes:A boundary survey confirms the exact property lines, helping to avoid disputes with neighbors over where one property ends and another begins.
– Legal Clarity: Clear boundaries are essential for legal purposes, especially if there are existing or potential encroachments by neighboring properties.
Impact on Buyers:
– Peace of Mind: Knowing the precise boundaries provides peace of mind, ensuring that buyers get what they are paying for.
– Future Plans: Accurate boundaries are crucial for planning any future additions or improvements, such as building a fence or adding a driveway.
2. Identifying Easements and Encroachments
Why It Matters:
– Property Use: Easements (rights for others to use part of your property for specific purposes) can affect how you use the land. For example, utility easements might restrict building in certain areas.
– Legal Issues: Encroachments (when a neighbor’s structure is over the property line) can lead to legal disputes and potential costs for resolution.
Impact on Buyers:
– Informed Decisions:Understanding any easements or encroachments ensures buyers are aware of any limitations on property use before finalizing the purchase.
-Avoiding Future Conflicts: Identifying these issues early helps avoid future conflicts with neighbors or utility companies.
3. Verifying the Presence of Structures and Improvements
Why It Matters:
– Accuracy A location survey verifies that all structures, such as the house, garage, sheds, and fences, are within the property boundaries and conform to local zoning laws.
– Compliance: Ensuring that existing improvements comply with zoning laws and building codes is crucial for legal and safety reasons.
Impact on Buyers:
– Avoiding Penalties: Buyers can avoid fines or the need to remove non-compliant structures.
– Value Assessment:Knowing the precise location of all structures helps in accurately assessing the property’s value.
4. Planning for Future Improvements
Why It Matters:
– Design and Development:For buyers planning future improvements, such as landscaping, additions, or new construction, a topographic survey provides essential information about the land’s contours and features.
– Zoning and Permits: Understanding the land’s topography and any zoning restrictions helps in securing necessary permits and planning compliant improvements.
Impact on Buyers:
– Efficient Planning: Buyers can efficiently plan and budget for future projects with a clear understanding of the land’s characteristics.
– Avoiding Setbacks: Proper planning helps avoid costly setbacks and ensures that new developments enhance the property’s value.
5. Ensuring Accurate Title and Financing
Why It Matters:
– Title Insurance: Title companies require surveys to issue accurate title insurance, protecting the buyer’s ownership rights against future claims.
– Loan Approval: Lenders often require a survey as part of the mortgage approval process to confirm the property’s value and boundaries.
Impact on Buyers:
– Securing Financing: Obtaining a survey helps in securing mortgage approval by satisfying lender requirements.
– Protected Ownership: Title insurance based on a precise survey protects the buyer’s investment, ensuring clear ownership rights.
For home buyers, a land survey is not just a formality but a vital step in the real estate transaction process. It provides critical information about the property, helping to confirm boundaries, identify potential issues, and plan for the future. By obtaining a survey, home buyers can ensure they are making a well-informed decision, protecting their investment, and laying a solid foundation for their new home. Understanding the costs associated with each type of survey helps buyers budget appropriately and select the survey that best meets their needs.
