When you’re purchasing something as big as a home, there is a lot of due diligence needed to ensure your potential investment is protected. A land survey is one way to find out critical details about a property, but it’s a step that’s not always required and can be overlooked.

Let’s take a look at what a land survey is and when it might be used.

What is a land survey?
According to the National Society of Professional Surveyors, during a land survey a professional boundary surveyor marks or identifies the boundaries of a property.

A land survey typically includes a property’s boundary measurements and may contain a drawing of the land’s features from an overhead perspective. It may also provide details such as buildings, sidewalks, fences, trees, driveways, etc., and it can include things like encroachments, easements, rights of way, contour mapping, etc.

There are various methods of surveying land based on the size and shape of the property and the type of legal description available.

When is a land survey recommended?
REALTOR® Chad Dutcher, associate broker with Berkshire Hathaway HomeServices, Tomie Raines REALTORS®, says that when making an offer on any property that is ¾ of an acre or more, he would consider a land survey.

“In a subdivision, it’s not always needed because, for the most part, the property lines are pretty straightforward,” he said. “When dealing with a rural property, or one with a bit of acreage, I always ask the listing agent if the seller has a current survey. If not, it might be worth looking into.”

Surveying may be performed for many reasons including:

• Resolving boundary disputes
• Determining plot size
• Building a new home

Dutcher said a land survey recently helped his clients who were purchasing a straight 80 – two 40-acre lots.

“It turned out that the neighbor believed 1.5 acres of the land was hers, and the survey company helped my clients with the legal battle to keep that land,” he said. “It cost them some money to have the survey done, but it was critical in protecting their investment. Let’s say you purchase 60 acres at $5,000 an acre and find out down the road that you legally only own 58 acres…that can have a big impact.”

Dutcher adds that he would also recommend conducting a survey if there are any structures that appear to not be on the subject property or if there are structures that appear to span both the subject lot and the neighbors’ lot.

Do only buyers need a land survey?
While land surveys can be extremely beneficial to buyers, homeowners should also consider having one completed before making any additions or major modifications to their property, including adding a pool, clearing trees, building a garage or addition, adding a fence, or installing major landscaping or an underground sprinkler system.

For example, a homeowner installs a fence thinking they know where the property line is…maybe along the tree line or where the neighbor stops mowing. But when the new fence is completed, they find out it’s encroaching on their neighbor’s property. An issue like that can be costly – especially if a lawsuit is involved – but a detailed survey can help ensure your bases are covered before you do the work.

There are many types of land surveys available and the prices can vary depending on the type of service and the scope of the work. If you have questions or concerns about your existing property, or a property you are hoping to purchase, seek the help of a professional REALTOR® and surveyor. Visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com for a list of local service providers.