On acreage, a survey tells you exactly what you are buying. When you buy a home in a subdivision with neat lots and recent plats, the boundaries are usually clear. When you buy a few acres or a larger tract in the North Georgia mountains, that is not always true. Old deeds may describe boundaries by trees, creeks and stone markers. Fences may have been built in the wrong place decades ago. Acreage figures may have been rounded or carried forward from earlier descriptions. A survey sorts all of that out. Cost is modest relative to the purchase, and Sherry recommends surveys on most land purchases.
What a Survey Is
A survey is a professional measurement of a property’s boundaries and features, done by a licensed land surveyor. The surveyor researches deeds and records, locates or sets boundary markers on the ground, measures the property and produces a drawing, often called a plat, that shows what they found.
Depending on the type of survey, it can also show buildings, driveways, fences, easements, utilities, setbacks and other features, and it may note where things do not line up with the record.
Why a Survey Matters
Boundaries
A survey confirms where your property begins and ends. That matters for everything from where you can build a garage to which trees you can cut. In rugged terrain, it is easy to assume a ridge, creek or old fence is the line when it is not.
Encroachments
An encroachment is something that crosses a boundary: a neighbor’s shed on your land, your driveway on theirs, a fence built a few feet off. Encroachments can lead to disputes and can complicate future sales. A survey identifies them so they can be addressed before closing.
Easements
A survey can show the location of easements such as shared drives, utility lines and access roads. The title commitment may list easements, but the survey helps you see where they actually are on the ground and how they affect the property.
Acreage verification
If you are paying for ten acres, you want to know you are getting ten acres. Older descriptions are not always accurate, and differences can be significant. A survey verifies the actual acreage so you know what your money is buying.
Other benefits
- Title insurance: some survey-related matters may be excepted from title coverage unless a current survey is provided. Ask the closing attorney how a survey affects your policy.
- Building plans: if you plan to add a home, barn or guest house, a survey helps you plan around boundaries and setbacks.
- Flood zones: on creek or river property, a survey may help clarify how the property relates to mapped flood areas.
- Peace of mind: knowing exactly what you own avoids surprises with neighbors later.
- Future sale: a current survey can make your property easier to sell down the road.
Cost Is Modest Relative to the Purchase
Survey costs vary with the size of the property, the terrain, how complex the records are and the type of survey. On a large, wooded or steep tract, it will take more time than on a small lot. Even so, the cost is modest relative to the purchase price of land, and small compared with the cost of discovering a boundary problem after you own the property.
Ask the surveyor for an estimate and a timeline up front. In busy seasons, surveyors may be booked weeks ahead, so order early in your due diligence period.
When a Survey Is Especially Important
- Any purchase of raw land or acreage.
- Properties with old or vague deed descriptions.
- Land with creeks, rivers or irregular boundaries.
- Properties reached by shared drives or access easements.
- Parcels being divided from a larger tract.
- When fences or structures sit close to the boundary line.
- When you plan to build or make major improvements.
How to Order and Review a Survey
- Ask if one exists. The seller may have a recent survey. Depending on its age and what has changed, it may be helpful, though a new one is often recommended.
- Choose a licensed surveyor. Your agent or the closing attorney can suggest local surveyors familiar with the area.
- Define what you need. Tell the surveyor your purpose, whether it is boundary confirmation, building plans or lender requirements.
- Order early. Leave time within your due diligence period to review results.
- Walk the lines. If possible, walk the boundaries with the markers in place.
- Review the findings. Look for encroachments, easements and any acreage differences, and ask questions.
What to Do If the Survey Finds a Problem
If the survey shows less acreage than expected, an encroachment or an easement you did not know about, you have options. You may be able to renegotiate the price, ask the seller to resolve the issue, obtain an agreement with a neighbor or, if your contract allows, walk away. The closing attorney can explain the legal side, and Sherry can help you work through the negotiation.
Next Steps
- If you are buying land, plan for a survey from the start.
- Ask the seller for any existing surveys, plats and deed descriptions.
- Get a surveyor’s estimate and schedule early.
- Talk with Sherry about what to look for when the results come in.
