The old adage in Real Estate has always been to “buy dirt; they’re not making any more of it.” And while for the most part it’s true, the real issue that comes up from time to time is “which piece of dirt is mine?” That’s where they survey comes into play. If during the course of your due diligence and inspection process you find that there are questions about the physical location of the property and who has rights to what, a survey may be your best course of action to sort things out.
A survey is the technique, art and science of accurately determining the terrestrial position of points and the distances of angles between them. They are commonly used for things such as:
- Maps
- Legal Descriptions
- Boundaries of ownership
- Title insurance
- Building setback and height verification certifications
- Easements
- Land Subdivision
- Lot line adjustment
- Parcel and tract maps
- Public lands, ranches and farms
In most cases, a detailed survey must be performed to strict standards set by The American Land Title Association (ALTA), The American Congress on Surveying and Mapping (ASCM) and the National Society of Professional Surveyors (NSPS). This certified survey is presented by the Professional Licensed Land Surveyor to the client for the intended purposes of the survey. The preliminary title report usually contains a legal description of the property which is based on a survey done at some point in time, most likely when the land was last divided.
The cost of a survey can vary greatly depending on the size and scope of the job. I have seen surveyors spend days hiking in hills to determine property corners and of course, the more complicated the survey job, the more the cost.
Like any other part of the due diligence process, it pays to ask the right questions upfront. If you think a survey is an important part of your due diligence process then your Broker should guide you to the appropriate resources and providers. When it comes to building structures or establishing agricultural concerns, putting it in the wrong place can be a very expensive mistake to correct. Get it right the first time, every time.
Here is a list of local Land Survey Service Providers that can help.
Ken Bryant, Real Estate Broker 