Ever tried building a fence only to discover your neighbor's prized rose bushes are actually encroaching on your property? Property lines can be surprisingly complex, and that's where a property survey comes in handy. A survey clearly defines the boundaries of your land, shows the location of structures, easements, and other important features. It's a crucial document for homeowners, buyers, and anyone planning improvements to their property. Without it, you risk costly boundary disputes, legal issues, and even the frustration of unwittingly building on someone else's land.
Knowing your property lines is fundamental to responsible homeownership and avoiding potential conflicts. A property survey can be invaluable when planning renovations, resolving neighborly disagreements, or even selling your home. It provides peace of mind, ensuring you're fully aware of the extent and limitations of your property rights. Obtaining a copy of your survey, whether you've misplaced it or never had one, is a smart move that can save you time, money, and headaches down the road. But where do you even begin to look?
Where Can I Find My Property Survey?
Where can I find a copy of my property survey if I don't have one?
If you can't locate your property survey, start by checking with the previous homeowner or the real estate agent involved in your property purchase. If that's unsuccessful, the most common places to find a copy are your mortgage lender (as they may have required one for the loan), your title company (if you have title insurance), and your local county recorder's office or land records office, which often maintains property records.
Many counties and municipalities are now digitizing their records, making it possible to search for and download property surveys online via their official websites. Search using your address, the previous owner's name, or the property's legal description (lot and block number). Keep in mind that access to these records, whether online or in person, may incur a small fee. If you are unable to find a copy through these avenues, the final option is to hire a licensed land surveyor to conduct a new survey of your property. While this is the most expensive option, it guarantees an accurate and up-to-date survey reflecting the current property boundaries and any existing improvements. This is particularly important if you're planning any construction or have boundary disputes with neighbors.Who is typically responsible for keeping a property survey?
The homeowner is typically responsible for keeping the property survey after it is completed. While various entities may possess a copy, maintaining the original or a readily accessible copy usually falls to the property owner.
The responsibility stems from the survey's importance as a record of the property's boundaries and features at a specific point in time. It's a crucial document for resolving boundary disputes with neighbors, planning renovations or additions, and selling the property in the future. Consequently, keeping it organized and readily available is in the homeowner's best interest. Although the surveyor who created the document will retain a copy, and it may be filed with local government agencies like the county recorder's office, these are not substitutes for the homeowner possessing their own copy. These external copies can be more difficult to access quickly. Title companies and lenders involved in the property purchase might also retain a copy, but they generally do not assume responsibility for its long-term safekeeping for the homeowner's benefit. Therefore, upon receiving the survey, homeowners should store it in a secure and accessible location, along with other important property documents.How much does it usually cost to obtain a copy of my property survey?
The cost to obtain a copy of your property survey can vary significantly, typically ranging from $10 to $200. The exact price depends on several factors, including where the survey is stored, the age of the survey, the size and complexity of your property, and the specific entity providing the copy (e.g., government office, surveying company, title company).
The lowest costs are usually associated with obtaining a copy from a government office, such as the county recorder or assessor's office. They often charge a nominal fee for copying and handling, sometimes just a few dollars per page. However, finding a survey in these offices isn't always guaranteed, as older surveys may not be digitally archived or easily accessible. Title companies who assisted with the original purchase might also have a copy in their records and could provide it for a small fee or even free, especially if you were a previous client. If you can't find a copy through those avenues, your next step would be to contact a local surveying company. They may have performed the original survey or have access to historical survey records. Be prepared for potentially higher costs from surveyors. They may charge a fee for searching their records, retrieving the survey, and making a copy. Expect to pay towards the upper end of the typical range if you need a certified copy. Finally, consider searching online databases if you have access to real estate records in your area. Some jurisdictions are now digitizing property documents, including surveys, and making them available online for a small fee or even free.Can I get a property survey online, or do I need to go in person?
Whether you can obtain a property survey online depends on whether the document has been digitized and made available by the relevant local government or surveying company. While some jurisdictions are moving towards online accessibility, many still require in-person or mail requests to obtain a copy of a property survey.
If you don't already have a copy, the first place to look is your closing documents from when you purchased the property. The survey is often included as part of the title paperwork. If it's not there, you should check with your mortgage lender, as they may have retained a copy. If those options don't pan out, your next step is to contact the relevant local government office. This is typically the county recorder's office, land records office, or the city's engineering or planning department. Contact them to inquire if they have a digitized database of property surveys that you can access online. Be prepared to provide your property address, parcel number, and any other identifying information they may require.
If an online option isn't available, you'll likely need to visit the local government office in person or submit a request via mail. There may be a fee associated with obtaining a copy of your property survey, regardless of whether you access it online or in person. Additionally, keep in mind that a survey becomes less reliable over time as property lines can shift due to natural occurrences or unrecorded agreements. If you need an absolutely current and legally defensible survey, you will need to hire a licensed surveyor to conduct a new survey of your property.
What information do I need to provide to request a property survey?
To request a copy of your property survey, you will generally need to provide your name (or the name of the property owner), the property address (including street number, street name, city, and state), and ideally the property's legal description (which can be found on your deed or property tax records). Providing the parcel number or Assessor's Parcel Number (APN) will also significantly expedite the search process.
The specific information required can vary depending on where you're requesting the survey. If you're contacting the surveyor or surveying company that originally performed the survey, they'll likely have a record of it under your name or the property address. If you are contacting a local government office like the county recorder or land records office, having the legal description and parcel number is crucial. These identifiers allow them to efficiently locate the survey in their archives, which are often organized by parcel or legal description.
When requesting a survey from a government office, be prepared to pay a search and copy fee. These fees vary by jurisdiction. Also, understand that if the survey was never officially recorded with the county or municipality, the local government office will not have a copy. In that case, your best bet is to contact the previous owners or the title company that handled the property transaction when you purchased it. They might have a copy of the survey.
What if my property survey is very old or outdated?
If your property survey is very old or outdated, it's likely insufficient for current needs and may not accurately reflect the current state of your property or adhere to modern surveying standards. In this case, you'll almost certainly need to obtain a new, updated survey conducted by a licensed surveyor.
An older survey may not show recent improvements, additions, or boundary changes made by you or your neighbors. Building codes, zoning regulations, and environmental considerations evolve, and an outdated survey won't account for these changes. Lenders and title companies often require a recent survey to ensure the property boundaries are accurate and that there are no encroachments or easements that could affect the property's value or use. Attempting to use an outdated survey for a real estate transaction or construction project could lead to delays, legal complications, or financial losses. Even if you can technically locate a copy of your outdated survey, relying on it is risky. A new survey will provide a reliable and legally defensible depiction of your property's boundaries, improvements, and any potential issues. The cost of a new survey is a worthwhile investment to avoid future disputes and ensure compliance with current regulations.If my neighbor has a copy, can I legally use their survey?
Whether you can *legally* use your neighbor's survey depends on the specific situation, but generally speaking, you can *look* at it for informational purposes. However, for official purposes like building permits, mortgage applications, or boundary disputes, you'll almost certainly need your own survey certified to you.
While you are usually free to examine the information on a neighbor's survey and even use it to get a general idea of property lines and features, it doesn't serve as a substitute for a survey *commissioned specifically for your property*. Official applications for permits, disputes, or lending purposes require a survey that accurately reflects the current state of your property and is certified by a surveyor to *you*. Your neighbor's survey was certified to them, at a specific date, and reflects conditions *at that time*. Changes could have occurred since that survey was conducted (new fences, building additions, easements created, etc.) that render it inaccurate for your current needs. Furthermore, using a neighbor's survey without their permission to make official decisions related to your property *could* potentially lead to legal complications. While unlikely, they could argue that you improperly relied on their private document to make potentially harmful decisions. To avoid any ambiguity or legal vulnerabilities, obtaining a certified survey specific to your property is always the most prudent course of action when dealing with real estate matters that require accurate and legally sound documentation.And that's all there is to it! Hopefully, this has helped you track down that elusive property survey. We know it can be a bit of a treasure hunt, but with these tips, you're well on your way. Thanks for reading, and please come back and visit us again soon for more helpful homeowner hints and tips!