What Is a Survey? The Complete Guide for Property Owners, Developers, and Investors.

Whether you’re planning to build a home, develop a commercial project, subdivide land, or resolve a property dispute, one document is essential before any construction or permitting can begin: a land survey.

Yet many property owners and even experienced investors aren’t fully aware of what a survey is, why it’s required, or how it impacts the legal and physical feasibility of a project. In states with rapid development such as Florida, Texas, Maryland, and North Carolina surveys have become more important than ever due to stricter regulations and increased land-use challenges.

This guide explains what a survey is, how it works, why you need one, types of surveys, common mistakes, timelines, costs, and how to choose a qualified surveyor.

1. What Is a Land Survey?

A land survey is an official measurement and mapping of a property’s boundaries, features, and physical characteristics. It determines:

• The exact size and shape of the land

• Boundary lines and corners

• Legal property limits

• Topographic elevations

• Improvements (structures, fences, driveways)

• Legal restrictions or easements

• Relationship to neighboring properties

• Elevation and flood information

  
  

A survey is performed by a licensed surveyor, using specialized equipment such as GPS, total stations, drones, and field measurement tools.

2. Why Are Surveys So Important?

Surveys are more than a map. They are legal documents used for construction, permitting, engineering, zoning, and property ownership.

Top Reasons a Survey Is Required:

1. Legal Property Boundaries

Without a survey, no one can legally confirm where your property begins or ends.

2. Construction Approval

Cities and counties require surveys to approve:

• New construction

• Additions

• Pools

• Driveways

• Decks

• Fences

• Commercial structures

  
  

3. Preventing Property Disputes

Surveys prevent issues such as:

• Building over a neighbor’s property

• Encroachments

• Fences in the wrong location

• Shared boundary disputes

  
  

4. Engineering and Design

Surveys are required for:

• Site Development Plans (SDPs)

• Grading plans

• Drainage plans

• Stormwater calculations

• Architectural and structural drawings

  
  

5. Land Development + Investment Decisions

Investors rely on surveys to evaluate:

• Buildable area

• Easements

• Flood zones

• Access roads

• Terrain and slopes

  
  

6. Flood Insurance + FEMA Requirements

Elevation certificates and flood zone surveys determine:

• Flood risk

• Insurance requirements

• Base flood elevation (BFE)

  
  

3. The Main Types of Surveys and What Each One Includes

Below is an easy-to-understand table summarizing the most common surveys requested by property owners, developers, and engineers.

Table: Types of Land Surveys

Survey Type	Purpose	What It Includes
Boundary Survey	Determines exact property lines	Corners, dimensions, boundary monuments
Topographic Survey (Topo)	Maps terrain + elevations for engineering	Contours, slopes, grade, drainage paths
ALTA Survey	High-level commercial survey	Title exceptions, easements, improvements
As-Built Survey	Confirms work completed correctly	Location of structures after construction
Construction Staking	Guides construction placement	Marks where foundations and utilities go
Elevation Certificate	Determines flood risk	Finished floor elevation, BFE comparison
Subdivision Survey	Divides land into parcels	New boundaries, legal description
Site Plan Survey	Combines boundary + topo	Required for development and permitting

4. What Information Does a Survey Show?

A typical survey includes:

✔ Property Boundary Lines: Clearly marked corners and limits.

✔ Legal Description: Metes and bounds or lot/block description.

✔ Existing Structures: Home, garage, additions, pool, shed.

✔ Setbacks and Easements: Limits where you can build.

✔ Encroachments: Fences, driveways, or structures crossing onto your property—or vice versa.

✔ Topography

Elevations used for:

• drainage design

• grading plans

• foundation engineering

✔ Flood Zone Information: FEMA flood zones, base flood elevation.

✔ Utilities: Above-ground and sometimes underground (when available).

5. Do You Always Need a Survey Before Building?

Yes almost always.

Cities and counties require a survey before issuing permits for:

• New residential homes

• Commercial buildings

• Multi-unit developments

• Remodels that change the footprint

• Pools

• Driveways and sidewalks

• Fences

• Site development

Surveys ensure construction stays within legal boundaries, setbacks, and elevation requirements.

6. How Long Does a Survey Take?

The timeline depends on:

• Property size

• Type of survey

• Terrain and vegetation

• Location (urban vs rural)

• Weather conditions

  
  

Typical timelines:

• Boundary Survey: 1–2 weeks

• Topo Survey: 1–3 weeks

• ALTA Survey: 2–5 weeks

• Construction staking: 48–72 hours (after preparation)

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7. Common Mistakes Property Owners Make When Ordering a Survey

1. Not knowing which type of survey they need

Your project may require a combination—even if the city only asks for one.

2. Hiring a non-licensed surveyor

This leads to:

• Permit rejection

• Legal disputes

• Delays that cost thousands

  
  

3. Ordering a survey too late

Survey delays often stop:

• Engineering

• Permitting

• Construction start dates

  
  

4. Not updating an old survey

Most cities require a survey no older than 6–12 months.

5. Assuming a lender’s or seller’s old survey is valid

Many are outdated and do not reflect:

• Soil elevation changes

• New structures

• New boundaries

• New regulations

  
  

8. Who Uses a Survey?

Surveys are required by:

• Civil engineers

• Architects

• Builders

• County and city reviewers

• Title companies

• Real estate attorneys

• Property owners and developers

  
  

9. How Engineering Firms Work With Surveyors

Civil engineers rely on accurate surveys for:

• Grading plans

• Drainage calculations

• Site development plans

• Utility layout

• Permitting packages

• Structural and architectural coordination

  
  

A survey that is inaccurate by even one foot can cause:

• Permit rejection

• Incorrect drainage flow

• Failed inspections

• Expensive reconstruction

  
  

10. How to Choose a Qualified Surveyor

Look for:

✔ State license

✔ Experience with your city or county

✔ Modern equipment (GPS, drones, robotic total station)

✔ Good turnaround times

✔ Clear pricing

✔ Ability to coordinate with engineers

11. Final Thoughts: Why Surveys Are the Foundation of Every Successful Project

Surveys are the first step in every construction project. Without an accurate, up-to-date survey, designers, engineers, builders, and permit reviewers cannot legally or safely move forward.

A survey protects:

• Your investment

• Your property rights

• Your construction budget

• Your timeline

• Your safety

Contact@vasquezcivil.com