8 Types of Lands Surveys and How They're Used

Owning a home is also about owning the land on which it sits. When you're buying, selling, or making changes to a plot of land, you can avoid a litany of headaches by ensuring you've ordered the right type of land survey. We'll break down the cost of land surveys, what each type of land survey entails, and when to call a professional land surveyor for this crucial document.

1. Boundary Survey

Just as it sounds, a boundary survey is the best way to determine where your property starts and your neighbor's begins. Staking the lines of your property is ideal before building a fence, a boundary wall, or even taking down a tree. Professional surveyors use public records and in-person measurements to mark the edge of your property. The survey typically costs between $100 and $600.

Best for:

• Building a fence

• Building a boundary wall

• Building a home addition close to the property edge

• Altering the trees and landscape

2. ALTA/ACSM Survey

On the other side of the spectrum, we have the most comprehensive type of land survey. An ALTA/ACSM land survey refers to a survey approved by the American Land Title Association and American Congress on Surveying and Mapping. An ALTA/ACSM survey covers nearly every type of land survey on the list, including boundary, as-built, flood-plain, and topographic information. Many banks and lending agencies will require home buyers to acquire this survey. 

You may also need to loop this survey into your overall site development costs before breaking ground. ALTA/ACSM surveys can be quite costly, ranging between $2,000 and $3,000.

Best for:

• Buying a new home

• Refinancing your mortgage

• Transferring ownership of a home

• Buying an empty plot of land

• Zoning report changes 

3. Mortgage Survey

Mortgage surveys are very similar, if not identical to an ALTA survey. However, the requirements of lending companies vary. In nearly all cases, you will be required to obtain a boundary and as-built survey at the very least. Mortgage surveys tend to range between $400 and $900 depending on your area and the size of the survey required. Mortgage surveys are critical for home buyers and sellers alike, particularly if they plan to divide up the land before selling.

Best for:

• Buying or selling a home

• Purchasing a new plot of land

• Refinancing a mortgage

4. Topographic Survey

Topographic land surveys measure and document the three-dimensional elements of the property, from changes in the land to existing structures. Slopes, rock formations, water elements, and the buildings themselves make it onto a topographic survey. You may need to order a topographic survey when fixing lawn depressions, installing new drainage, or for a septic system. These 3-D surveys cost between $500 and $1,200.

Best for:

• Installing large fences or walls

• Installing a pool

• Installing a septic system

• Buying or selling a plot of land

• Addressing drainage issues

5. As-Built Survey

For between $600 and $1,200, you can also order an as-built survey either before or after home construction and renovation. The survey maps out the physical reality of the property, as opposed to the current schematics on file. 

Since a final product can often vary a bit from the original blueprints, as-built surveys allow you and the town to make informed decisions about how new construction will affect the current land and existing structures. Among the questions to ask a land surveyor during your initial meeting, be sure to ask them whether they offer as-built surveys at the end of your build or major renovation.

Best for:

• Buying a new plot of land

• Making major renovations to your home or property

• Documenting the final product of a build

• Verifying proper construction 

6. Construction Staking

If you've ever spotted professional surveyors out in the field with their tools, you're likely witnessing construction staking. A construction survey interprets the schematics from the home builder and stakes out the property before breaking ground. Construction staking marks easements—areas of public use that cross your property, such as sidewalks—as well as utility lines, pipes, and existing buildings.

Best for:

• Confirming the current layout of a property

• Documenting public easements and utilities 

• Applying for construction permits

• Finalizing records after construction

7. Elevation Survey

Elevation surveys—often overlapping with floodplain or lot surveys—confirm the plot's location in relation to local flood-prone areas. Obtaining a mortgage or opting out of required flood insurance may require an elevation certificate from a survey that analyzes the slope and water table in your area. The surveys will also advise home builders what type of buildings, if any, should go in the location.

Best for:

• Confirming whether you need flood insurance

• Obtaining a mortgage

• Analyzing the practicality of a plot

• Confirming drainage placement

• Advising the best building materials

8. Subdivision Survey

Subdivided lots or choosing to subdivide your current lot before sale can be a little tricky. Not only is this information crucial for the landowners and their bank, but to the local city and state as well. Subdivision surveys mark the existing or new property lines, making special note of easements and utility lines owned by the town. It will note special features and buildings as well as their relationship to the subdivided lines.

Best for:

• Building on a subdivided lot

• Dividing your current lot

• Confirming your current property line

• Understanding local easements

• Installing a driveway or fence