Boundary surveys determine the actual property lines and corners of a particular parcel of land. They show the improvements made to the property. They show the relationship of these improvements to the property lines as well as to easements and building lines. If improvements cross over the property lines they may be considered encroachments. Boundary surveys are often used to apply for building permits, resolve neighbor disputes and for the purpose of erecting fences. In most cases, financial institutions require a current survey, no older than six months, to close on a property.

Just about anything can change from the date of the last survey to the present. A new structure, fences or other improvements could have been built, or neighbors may have added improvements that inadvertently crossed the property line. Some properties change hands without having a survey completed. However, when you buy a property without having a survey done, you’re always taking the risk that your rights in the property may not be what you think they are.

No, you do not have to be home. But we do ask that you leave any locked gates unlocked as we need access to the entire property. In the event you have dogs, we will try to let you know when we will be there to do the survey so that you can keep the dogs indoors.

Several factors determine the cost of the survey. For instance, a lot in a recorded subdivision will typically cost less than a parcel of land that is described as “Metes and Bounds”. The size of your property, the difficulty of the survey and mapping waterways that may be on your property are also factors as to the cost of the survey.

An ALTA/NSPS survey is generally ordered for commercial property. It can however be requested for any type of real estate including residential, agricultural and even condominiums. ALTA/NSPS stands for American Land Title Association and National Society of Professional surveyors. The two organizations jointly create standards of practice for ALTA/NSPS surveys on a periodic basis. Our current standards were implemented in February 23, 2016. These standards explain the purpose of these surveys, how these surveys should be ordered, surveying standards and standards of care, records research, fieldwork, plats and the certification. They also contain options available to the client in Table A and should be included at the time the survey is ordered as well as in the certification. ALTA/NSPS surveys require more research, investigation and diligence to observe, and depict improvements, encumbrances and boundary conflicts (overlaps and gaps or gores) with the adjoining properties. This information provides a buyer or lender a useful tool to make a more informed decision.