From engineers to mortgage lenders to residential homeowners, everyone needs a land survey at some point. Land surveys can help with numerous tasks, from identifying plot sizes to avoiding encroachment of other properties. We have outlined the top reasons for land surveys below.

Making Permanent Property Upgrades

If you own a home, you’re going to perform improvements to it. The U.S. Department of Housing and Urban Development (HUD) reports that homeowners performed over 114 million improvement projects between 2017 and 2019. And with each of those property improvement projects comes a land survey from qualified professionals.

One reason homeowners need land surveying is when installing permanent improvements on a plot of land. This includes:

• Pools
• Fences
• Driveways
• Sheds and pool houses
• Retaining walls
• Utilities (like water or sewage tanks)

A professional land survey provides a detailed snapshot of the property’s features. It locates current structures, so developers and engineers can determine if the renovations are a good fit. The survey also allows county officials to ensure the parcel adheres to local construction and building codes throughout the development process.

Adding or Demolishing Construction

Builders (or anyone involved with a construction plan) need to obtain a property survey before moving forward with a project. A land survey acts as a map for developers. It outlines the:

• Types of features on the property (artificial and natural)
• Elevation levels and contour lines
• Property lines and corners

In addition, a property survey also demonstrates how the project adheres to building codes and zoning regulations, making surveying an integral part of the development process.

While all construction projects should start with a survey, the type of land survey depends on the design plans. For example, site plans provide blueprints for new outdoor structures, while topographic surveys guide drainage and new building development plans.

Dividing a Plot of Land

Another reason you need a land survey is if you want to divide a parcel of land into separate lots. Similar to when making property upgrades, land surveying guides the subdivision process.

A survey maps out what is needed for a property subdivision, demonstrates how the property will be divided, and designates identifiers to the new lots and blocks. During the evaluation, a licensed land surveyor will:

• Assess the site and collect data using surveying equipment
• Check the land title and make a note of easements and other development restrictions
• Consult with design professionals (like civil engineers and architects)
• Draft a subdivision plan

Acquiring a Mortgage or Selling an Estate

A land survey is needed during a property sale, so both the buyer and seller are aware of the property’s exact dimensions, acreage, and plot size. It ensures the estate’s property lines match its legal description in the deed.

A mortgage or title company may also have a reason to require a survey to analyze the property’s risk. The survey information is collected as part of the sale’s due diligence and will be required to finalize the transaction.

Identifying Plot Size

Professionals can determine the size of a piece of land. A survey provides landowners with exact acreage and dimension information. A boundary survey, the most common type of survey, also defines lot lines and property corners.

Why do you need a land surveyor to determine boundary lines? When building permanent property features, you need to know where your estate ends, and the next one begins. You cannot allow fences, rooflines, and other permanent structures to encroach onto a neighboring chunk of land.

Staking property lines and land surveying ensures new construction remains on your property and helps you avoid a lawsuit. Likewise, a boundary survey can help you determine if a neighboring landowner is encroaching on your piece of property.

Classifying Property Zones

A land survey determines if a property is zoned for residential or industrial use. The surveyor verifies property classification and reports the property’s jurisdiction. From there, a professional can use zoning requirements to determine if they can legally run a business from their estate.

Reporting Visible Water Features

Reasons for land surveys also include locating and reporting visible surface water on a piece of land. Visible water features include:

• Ponds
• Wells
• Streams and creeks
• Rivers

Visible bodies of water can impact and occasionally deter new construction. Therefore, it is necessary to map out all bodies of water before purchasing a property or starting new construction.

Locating Burial Sites

While uncommon, it is possible to find a cemetery or burial ground within your boundary lines. A professional land surveyor can locate the burial site. Technicians use survey data to estimate the size of the burial area and the number of graves on your parcel of land.

Obtaining Flood Insurance

If your property is in a flood zone, you need an elevation certificate to obtain flood insurance. To get an elevation certificate, you first need a land survey. Surveyors inspect a property and create a report that outlines the:

• Building characteristics
• Flood zone
• Lowest point of elevation

Insurance agents use this data to analyze flood risk and generate flood insurance rates.

If You Need a Land Survey, Professionals Can Help

There are a variety of reasons you may need a land surveyor. But the good news is there are plenty (over 48,000 professional surveyors, to be exact) of qualified property surveyors available to help.

When choosing a land surveying team, stick with professionals who understand local laws, are familiar with your terrain, and deliver accurate reports. Your land survey will not only help you better understand your property, but it will become an asset to developers when adding new improvements and construction to your estate.

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A property surveyor wears many hats, which allows them to assist residential and commercial property owners in various ways. You might need a land surveyor to help guide your new construction, create topographic maps, and prevent land encroachment issues.

Land Surveys Can Identify Property Lines and Dimensions

Land surveyors measure acreage, establish property corners, and determine plot lines. These types of surveys are called boundary surveys because they outline a property’s boundaries and corners.

All of this information is useful to landowners who need to know where their property starts and ends. In addition, many ordinances require up-to-date boundary surveys when property owners add structures (like fences) to their estate. 

In New York, property owners must hire a licensed land surveyor before performing any construction.

Boundary Surveys Prevent Property Disputes

When you are unsure of property lines, property encroachment can occur. Encroachment is when a person protrudes a piece of land that they do not own. 

Encroachment is a violation of property rights and can lead to a civil lawsuit. By hiring a land surveyor, you can avoid encroachment and other property disputes.

Surveyors perform off-site research and on-site fieldwork to ensure their reports match the legal definition in the deed. A finalized boundary survey is a legal document and may be used as evidence in a legal dispute.

Purchasing or Selling a Plot of Land

Why do you need land surveys in real estate? Surveys provide interested buyers with updated property plans. A survey is an asset a seller can use to:

• Verify the plot’s size to demonstrate property value
• Avoid a dispute over inaccurate property description
• Give the buyer more confidence in their purchase

Depending on your state, property surveys may not be optional. When selling or buying a home, land survey information is part of the due diligence process, and, therefore, required at a real estate closing. For example, the state of New York legally requires people to provide land surveys when buying a new home.

Land Title Surveys for Mortgage Lenders

You will need a land survey if you are applying for or refinancing a mortgage. You will also need one if you intend to change the ownership of a commercial property.

These scenarios require an ALTA land title survey. A land title company or mortgage lender may require the survey information as part of due diligence. ALTA surveys can include:

• Boundary lines
• Ancillary building locations
• Easements
• Structural improvements
• Square footage
• Building height (for commercial properties)

The surveys outline property details to allow agencies to analyze risk and prevent unforeseen property issues (like encroachment). In addition, the surveys alert agencies to any mathematical discrepancies, unexpected easements, and zoning issues surrounding the property.

Land Surveys for Making Permanent Property Upgrades

Landowners should never start a new construction project without getting a land survey first. Surveys are required when adding permanent improvements to plots of land, such as:

• Driveways
• Pools
• Guesthouses
• Fences
• Building additions

Why do you need to hire land surveyors when performing construction? Surveys ensure new structures stay within boundary lines and are safe for the terrain. In addition, most building permits and municipalities require property surveys to ensure the proposed construction adheres to local and state regulations.

Topography Surveys Ensure Safe Construction

Engineers, architects, and builders use topography surveys to devise design plans for new construction. Most property owners need a professional topography report when applying for a building permit.

Topography surveys identify natural features, land elevation, and contour lines. They also include land features like drainage, terrain types, and streets. The surveys provide detailed mapping to ensure the proposed construction is safe and suitable for the property’s terrain.

Guide New Construction and Renovations

If you are planning a construction project on your plot of land, hire a surveyor. Surveys provide in-depth details that guide designers, like architects and civil engineers, to create suitable project plans.

Obtaining a professional land survey allows you to map out various land features that could affect the construction process. Surveys also ensure the project adheres to local laws, which can save you from hefty fines later down the road.

Construction Staking for Safe Building Processes

Before a construction team gets to work, a licensed land surveyor places stakes at the locations of the proposed features. This process, known as construction staking, helps builders follow engineer design plans while preventing costly mistakes.

In addition, construction staking helps contractors determine problem areas, such as inadequate terrain or elevation. Identifying obstacles during the staking phase makes it easy for an engineer to adjust design plans before the construction begins.

Land Surveys Can Establish Flood Elevation Levels

If your property has a high risk of flooding, then you need a land surveyor. Surveyors provide FEMA elevation certificates that determine a property’s risk of flood damage. Insurance companies use elevation certificates to set flood insurance rates.

These types of property surveys demonstrate how your property compares to the base flood elevation on a flood map. The elevation determines your property’s chance of flooding. Insurance companies require this information to render services to properties in high-risk flood zones.

Do You Need a Professional Land Surveyor?

Land surveyors provide a wide range of services, which means they can be helpful in various scenarios. From establishing property lines to providing detailed maps, there are plenty of reasons why you need a professional land surveyor.

The Bureau of Labor Statistics (BLS) projects the number of licensed land surveyors in America to reach 48,700 by 2029. With so many professionals to choose from, there is no reason not to call a professional when you need surveying assistance.

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1.George Washington

America’s first president and earliest land surveyor surveyed throughout his life. George started learning the craft in 1749 at the young age of 17 years old. During this point in history parts of America were undiscovered. Washington was an integral part of surveying land that helped the westward explorations and expansions. By the end of his surveying career he completed nearly 200 surveys totaling more than 60,000 acres.  

2. Daniel Boone

The American pioneer and explorer, Daniel Boone spent much of his time exploring the American frontier specifically Kentucky in the late 1700s. Boone learned land surveying without any formal schooling and made a living as a deputy county surveyor. 

3. Thomas Jefferson

Thomas Jefferson, America’s 3rd president in 1773 was hired as a surveyor in Virginia. Jefferson came from a land surveying family as his father, Peter Jefferson was called the “land surveyor for the crown.” Thomas Jefferson was the vision behind the Lewis and Clark expedition and promoted surveying during this exploration through the Louisiana Purchase. 

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4. Abraham Lincoln

Abraham Lincoln was yet another president that was a land surveyor. In his 20s Lincoln was hired as a surveyor assistant and held this position for a year. It is said that he stepped away from land surveying and sold his equipment to pay off a debt. After land surveying he went right into politics and ran his first successful political campaign in 1834.

5. Benjamin Banneker

Benjamin Banneker was an author, surveyor, naturalist and farmer from Maryland who was born in 1731. For two years, Banneker did survey work for the capital in 1789 by planning and surveying Washington, D.C.

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The start of 2020 was very different from the life as we know it today. If you told anyone that they would have to stay inside for three months without being able to go to their office, visit the gym or eat in their favorite restaurants they would think it was a faulty prediction. States are beginning to re-open their economies, some will move slower than others. The weather is getting warmer and optimism is on the rise. To get where we got today, let’s take a look at land surveying during COVID-19.

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Real Life Impact

The pandemic has impacted people’s lives across the world. Of course, the trickle down effect of the necessary state and nation wide shutdown has thrown businesses of all types for a loop. Land surveying is no different and is one of the industries that has been affected. During this time, surveying continues to be essential to the economy and the needed work continues.

With the guidance of government regulations, we at Scalice Land Surveying are able to implement safe working practices and conditions for both our office employees and survey crews. Safety of our employees and clients is our first priority. For our survey crews out in the field, they are practicing social distancing to get the job done and relying on equipment. Our office while technically remaining open, 90% of the staff are working remotely. Whether you are a homeowner and saw the opportunity to install a pool or a builder who is proceeding with plans of building an apartment complex, our essential work still goes on.

Road to Recovery

In terms of total recovery and industry normalcy, the picture is going to look different for each town, county or state. We recognize the disruption that COVID-19 has caused specifically for our community and we will continue to work through the challenges of this pandemic.

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