What a land survey does not tell you

A boundary survey is worth paying for. It is also narrower than most buyers assume. A surveyor answers one question — where are the corners and lines of this parcel — and answers it with real authority. Everything else on this page is somebody else's job.

What the survey does settle

• The location of boundary lines and corner monuments on the ground.
• Acreage, measured rather than inherited from an old deed.
• Visible encroachments: a fence, shed or driveway crossing a line.
• The physical location of easements that were disclosed to the surveyor.

What it does not settle

A survey shows where an easement runs. It does not tell you who benefits, what it permits, or whether your intended use conflicts with it. It does not read the covenants. It does not confirm you have legal access, only that a road exists in a location.

• Zoning and permitted use — county planning, not the surveyor.
• Setbacks and minimum lot size for a dwelling.
• Septic feasibility and well depth in the area.
• Flood zone, wetlands and steep-slope restrictions.
• Title defects: liens, gaps in the deed chain, heirship problems.
• Utility availability and the real cost of running power to a building site.

The order that saves money

A survey typically costs $800 to $3,000 depending on acreage and terrain. Running records research first tells you whether the parcel is worth surveying at all. We have had clients cancel a scheduled survey after a two-day records review showed the access easement expired with the prior owner.

Sequence it like this: records and title first, buildability second, survey third, closing fourth. Each stage is cheaper than the one after it, and each one can end the deal before you pay for the next.