Survey (Real Estate)
A survey is a professional measurement and mapping of a property that shows its boundaries, dimensions, improvements, and relationship to adjoining properties, often required for real estate transactions.
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Exam Tip
Survey = professional property measurement. Shows boundaries, improvements, encroachments. ALTA survey = most comprehensive (commercial). May be required for title insurance.
What is a Real Estate Survey?
A survey is a professional document that precisely measures and maps a property's boundaries, improvements, and physical features. Prepared by a licensed surveyor, it shows exactly what land is being conveyed and identifies any potential boundary issues, encroachments, or easements.
Types of Surveys
| Survey Type | Purpose |
|---|---|
| Boundary Survey | Establishes property lines and corners |
| Location Survey | Shows improvements relative to boundaries |
| ALTA/NSPS Survey | Comprehensive survey for commercial transactions |
| Topographic Survey | Shows elevation and land contours |
| Subdivision Survey | Divides land into lots |
| Construction Survey | Stakes out building locations |
What a Survey Shows
| Element | Description |
|---|---|
| Property boundaries | Legal limits of ownership |
| Monuments and markers | Physical boundary markers |
| Buildings and structures | Location of improvements |
| Easements | Rights of way across property |
| Encroachments | Structures crossing boundary lines |
| Setback lines | Required distances from boundaries |
| Flood zones | FEMA flood designations |
| Rights of way | Roads and access paths |
Why Surveys Are Important
| Benefit | Explanation |
|---|---|
| Title insurance | Often required for coverage |
| Mortgage requirement | Many lenders require surveys |
| Boundary disputes | Prevents or resolves conflicts |
| New construction | Ensures proper building placement |
| Property improvements | Verifies fence, pool placement |
Survey Requirements by Transaction Type
| Transaction | Survey Need |
|---|---|
| Residential purchase | Often required by lender |
| Commercial purchase | ALTA survey usually required |
| New construction | Required for permit |
| Refinance | May accept existing survey |
| Cash purchase | Recommended but not required |
ALTA/NSPS Survey
The most comprehensive survey type, required for most commercial transactions:
| Feature | Description |
|---|---|
| Boundary lines | Precise property limits |
| All improvements | Buildings, parking, utilities |
| Easements | All recorded and visible |
| Access | Points of entry and rights |
| Zoning | Classification and setbacks |
| Flood zones | FEMA designation |
| Utilities | Underground and overhead |
Survey Cost Factors
| Factor | Impact |
|---|---|
| Property size | Larger = more expensive |
| Terrain | Difficult terrain costs more |
| Survey type | ALTA costs more than boundary |
| Location | Urban vs. rural pricing |
| Complexity | More structures = higher cost |
Survey vs. Legal Description
| Document | Purpose |
|---|---|
| Survey | Visual map with measurements |
| Legal Description | Written boundary description |
| Metes and Bounds | One type of legal description |
| Plat | Recorded subdivision map |
Exam Alert
A survey provides a visual representation of property boundaries, improvements, and encroachments. Title companies often require a current survey for title insurance. ALTA surveys are the most comprehensive and are standard for commercial transactions.
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Metes and Bounds
Metes and bounds describes a parcel’s boundary using courses, distances and boundary calls that trace a perimeter back to a point of beginning.
Plat (Plat Map)
A plat is a surveyed map of a subdivision showing the division of land into lots, blocks, streets, and common areas, recorded in public records to create legal descriptions for each parcel.
Easement
An easement is a nonpossessory right in land, such as the right to cross another parcel or maintain utility lines.
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