“Here’s What to Expect When Surveying Your Home’s Property Lines”

a “Story” by Kristine Gill, found on MSM.com, retrieved on October 22nd, 2024

- Or what I like to call, An article that does not say what you would expect!

TLDR D+, gives some good information, but most of this article is quotes from people that don’t really know anything about Land Surveying.

The initial tag line claims it will tell you the types of projects that REQUIRE (emphasis added) property line surveys, and what to do when problems arise.

First and foremost, no article on the internet will definitively tell you when a survey is required. Only local and state (in the U.S. at least) regulations and code will tell you that. Sadly, in most states I am aware of, a survey is almost NEVER required. Having said that, it is ALWAYS a good idea to know where your property (boundary is a more correct term generally) lines are located. But you should consider contact a surveyor any time you are doing improvements (walls, fence, decks etc.) near a property line, or if you do not know where they are at all.

The first person the author quotes, is a roofer, not someone who normally worries about property lines. By the time the roofer is involved, if the house in the wrong place, the damage is done! Why did the author not get input from say… a land surveyor maybe?

Ok, moving on. The article then addresses Boundary Surveys, and they say it is the most common, and hey they are RIGHT! But then they go on to tell you what it isn’t. Because that is helpful, right? Oh yeah, maybe because the person they are quoting now, again, is not a surveyor, he is from a landscaping firm. Well, it has land in the title, that is good enough, right?

So, what is a Boundary Survey? A Boundary Survey shows your parcel boundaries, and in most places, any evidence of potential adverse possession (a unwritten ownership right) into the property. This is EXTREMELY important. Boundary Survey’s should also show ties to existing controlling monuments for your property. Both on your property, and typically to street or section monuments (in the non colonial states) that could be a mile or more away.

“Property surveys are typically conducted when a home is bought or sold” wait, I thought we were talking about boundary surveys, well they are, they just can’t keep the name straight. How I wish this statement was true. While it may be true is some states (I have heard Texas, but do not know first hand) may require it, the vast majority (I believe) do not.

Cost! We finally get to cost, the article quotes our landscaper as saying it should cost between $500 and $2000. My survey crew bills out at $150 and hour, and that is just part of the work, there is the research, review of the field work, drafting the survey. project management etc. Remember the adage you get what you pay for? Doubly so in the survey world. Twenty-two years ago, in Biloxi Mississippi I worked for a land surveyor that did boundary surveys for about that price, but he had a system he had spent years developing to be able to do that. He was an exception.

2024, you should expect to pay anywhere from $2,500 to $5,000 on average for a boundary survey. That is modified by cost of living in your area, size of your lot, steepness or overall difficult terrain of your lot, when your lot was created, how your lot was created, and if it has ever been surveyed before.

They also say a survey can take a few hours to conduct. This is partially true, but look at the factors above, they all can add time. Most surveys take about 4 hours of field time for the initial visit, and often times, a few hours off site collecting controlling monument evidence.

“The Value of a Survey” is our next section. There is some good information here, but the true value, what they do not address here, is that the boundary survey PROTECTS THE LAND. It is what prevents someone else from using your land, and eventually, possibly owning that portion they are using.

Oh, by the way, the article is now back to quoting our roofer.

“When problems arise” talks about the need for a boundary survey, I agree! However, what would help even more, talk to a surveyor BEFORE you buy a property. Boundary disputes happen over time, not over night (usually). Having a surveyor look at your property before you buy it can potentially save you from headache and financial damages. In my home state, and I imagine it is the same in all 50 states, a surveyor must be impartial. Our professional opinion is not impacted by if you are going to buy the property or not.

The final section is “How to Dispute Survey Results.” Surveyors are people, we get stuff wrong too, but like I said, we have to be impartial. If you believe an error was made, talk to your surveyor. If you still feel there is an error, ask another surveyor to review the work. Get a second opinion. Then if you still believe it is wrong, contact your state board, each state has one, and they have a complaint process.