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.
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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Related Terms
Metes and Bounds
Real EstateMetes and bounds is the oldest legal description method for real property, using physical features, distances (metes), and directions (bounds) to define property boundaries, starting and ending at a point of beginning.
Plat (Plat Map)
Real EstateA 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
Real EstateAn easement is a legal right to use another person's land for a specific purpose without owning it, such as a utility company's right to access power lines or a neighbor's right to use a shared driveway.