Understanding Boundary Surveys
Boundary surveys are one of the most important steps in ensuring clarity and protection when buying or managing land. Let’s break down what boundary surveys are, why they’re essential, and how they protect your property and your investments.
What Is a Boundary Survey?
A boundary survey defines the exact property lines of a parcel of land. It provides the legal framework for property boundaries, ensuring clarity and preventing potential disputes.
Why Get a Boundary Survey?
Confirms Property Limits and Acreage: Before buying or selling land, a boundary survey ensures you’re clear on what’s included in the transaction.
Prevents Encroachments: Establish clear property lines to avoid disputes with neighbors.
Supports Building or Fencing Projects: Knowing precise boundaries ensures construction projects stay within legal limits.
Resolves Disputes: A boundary survey can be a definitive solution for resolving disagreements over land ownership.
The Boundary Survey Process
Research: Surveyors begin by reviewing public records, maps, and previous surveys related to the property.
Fieldwork: Onsite visits involve measuring and mapping the property using specialized tools and equipment.
Drafting: Survey data is compiled into a detailed map showing property lines, easements, and other essential details.
Review: The survey is checked for accuracy and compliance with local regulations before being finalized.
Reading a Boundary Survey
When reviewing a boundary survey:
Look for property lines marked with bearings and distances.
Identify monuments or markers placed on corners.
Check for easements, setbacks, encroachments, or rights-of-way.
Boundary Markers
Surveyors place physical markers on the property corners and lines, such as:
Stakes
Iron pins (rebar)
Concrete monuments
These markers provide a visible and legal reference for property boundaries.
Common Issues Identified in Surveys
Discrepancies in Property Boundaries: Survey data often reveals boundaries that differ from assumed property lines.
Unrecorded Easements: These can affect access or usage rights.
Overlapping Claims: Neighboring properties may have claims on overlapping sections of land.
Legal Importance of Boundary Surveys
A boundary survey provides clarity on:
Ownership Rights: Know exactly what you own and can legally use.
Title Insurance: Surveys are often required to secure title insurance.
Property Taxes and Zoning Decisions: Accurate surveys can impact tax assessments and compliance with zoning laws.
For instance, most title commitments include a section in Schedule B — Part II, excepting coverage for issues that a survey would reveal:
Cost Considerations
Boundary survey costs depend on:
Property size
Complexity (e.g., irregular boundaries or rough terrain)
Location
Since surveys are often priced per linear foot, subdividing lots can increase costs.
Hiring a Surveyor
When hiring a surveyor:
Ensure they’re licensed and experienced.
Request references and review their previous work.
Discuss the scope of the survey, and always obtain multiple quotes.
Real-Life Example: Why Surveys Matter
We recently bought a property whose most recent survey was from 1923. The legal description stated it was “70 acres, more or less.”
After conducting a new survey, we discovered the property was only 60.682 acres, representing a 14.682% discrepancy.
Although we decided to proceed with the purchase, updated survey data can sometimes be used to renegotiate the price. In other cases, this kind of discrepancy might completely derail a deal. That’s why it’s essential to know your boundaries before buying or marketing a property.
Conclusion
A boundary survey protects your investment by clearly defining property lines. Whether you’re buying, building, or resolving disputes, surveys provide the peace of mind and legal clarity you need.
