Do I Need a Survey?

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Ratified on a house purchase? What's next? Getting ready for closing, that's what. One of the most important decisions is whether or not to order a survey—and you have to decide right away for it to be done in time.

Property surveys are one of the most overlooked safeguards in real estate transactions, yet they can prevent disputes, delays, and financial loss. Here’s what every buyer, seller, and real estate professional should know.

What Exactly Is a Property Survey?

A property survey is a professional assessment conducted by a licensed surveyor to determine:

• The precise boundaries of a parcel of land.

• The location of structures and improvements (houses, driveways, fences, sheds, pools, etc.).

• Easements and rights-of-way that allow others to use part of the property.

• Zoning restrictions and building setbacks.

In other words, it connects the legal description in your deed with the physical reality on the ground. This clarity can be critical for buyers, lenders, title companies, and even sellers preparing to list property.

Why Property Surveys Matter

1. They Clarify Property Lines

Landscaping, fences, or tree lines often give a false impression of boundaries. A survey is the only way to confirm the actual property limits. Without it, disputes with neighbors are more likely.

2. They Reveal Encroachments and Easements

A shed, fence, or driveway that crosses a line—even by a foot—, or a tree that later grows over a property line, can spark disputes and lower property value. Easements for utilities, drainage, or shared driveways/pathways/other access may also restrict how you use your land.

3. They’re Required by Lenders or Title Companies- but they don't tell you this!

Lenders and title insurers require up-to-date surveys before closing, especially when prior surveys are outdated or missing. What happens if you don't shell out for one? There will be an exception on your title insurance policy, stating that anything which SHOULD or WOULD have been discovered by a pre-closing survey, will NOT be covered under the policy.

4. They Uncover Legal Risks Before Closing

If issues arise—like a structure built outside legal setbacks—you’ll want to know before closing. A survey contingency in your contract gives you the right to renegotiate or walk away.

Common Types of Property Surveys

• Boundary Survey - Defines exact property lines; essential for most transactions.

• House Location Survey (Mortgage Survey) - A simpler version used mainly to satisfy lender and title requirements.

• Topographic Survey - Includes elevation details; often used for development or drainage planning.

• Construction Survey - Guides builders to place structures correctly on the lot.

• ALTA/NSPS Survey - The gold standard for commercial real estate. Includes boundary, improvements, easements, utilities, and zoning information.

Legal & Title Considerations

1. Title Insurance Limitations

Title insurance does NOT automatically cover survey issues, unless an updated survey is provided. Therefore, your title policy will exclude future boundary disputes, encroachments, easement disputes, and other title issues concerning your property.

2. Survey Contingencies in Contracts

Buyers should ensure contracts include contingencies tied to survey results. If a problem is found—such as an encroachment—you’ll want the right to renegotiate or terminate the agreement without penalty.

3. Caveat Emptor in Virginia

Virginia follows “buyer beware” principles, which means the buyer is responsible for discovering issues. A survey is one of the best defenses against buying a property with hidden boundary or easement problems.

When Should You Get a Survey?

Here are steps tenants, landlords, and realtors can take to stay on the right side of ROFR:

• Before Closing - Always. The earlier you order it, the less likely you’ll experience delays at settlement. Additionally, the survey must be reviewed by underwriting in order for your title insurance policy to extend coverage.

• Before Improvements - Adding a fence, driveway, or addition without knowing the exact boundaries can be costly if you need to move it later.

• When Subdividing or Developing - For new construction or dividing land into lots, surveys are legally required.

Step-by-Step: How to Protect Yourself With a Survey

1. Ask the Seller for Past Surveys - They may have one, but confirm whether it’s current.

2. Order a New Survey Early - Generally, this should be done within the first couple of days after ratifying the contract. It can take up to two to three weeks for the survey company to complete this work—longer in the winter time.

3. Match Survey With Title Insurance - Provide your title company with the survey to ensure coverage for applicable matters.

4. Review Carefully With an Attorney - Legal counsel can explain the implications of easements, setbacks, and restrictions.

5. Keep a Copy for Future Use - A current survey is valuable when refinancing, selling, or making improvements.

Bottom Line

A survey is more than a map—it’s a shield. It protects everyone at the closing table by confirming boundaries, revealing encroachments, and preventing future disputes. For buyers, it brings clarity and confidence. For sellers, it reduces uncertainty and strengthens trust in the deal. And for everyone involved, it keeps transactions smooth and secure. Before signing, invest in the certainty a survey provides—it’s one of the simplest ways to protect your property’s future.