What is a land survey and why do I need one?
A land survey is a drawing prepared by a licensed surveyor that shows the boundaries of a parcel, its dimensions and features such as roads, easements and buildings. It is based on a legal description in the deed and on measurements taken in the field.
Fences and tree lines often do not match the legal boundary. A recent survey tells you where your land begins and ends, which matters for fences, buildings, wells, septic systems and disputes with neighbors.
Ask the surveyor whether the plat they prepared was recorded, and where. A recorded plat becomes part of the public record, which helps the next owner and any neighbor who needs to confirm a line later.
- Surveys are prepared by licensed professionals
- Older surveys may be out of date
- Ask for the surveyor's contact information
What are the main parts of a survey drawing?
Look for the title block with the owner name, parcel description, date and surveyor. A north arrow and a scale tell you how to orient the drawing and measure distances on it. The legend explains symbols.
The boundary is shown as a line with labels for distance and direction. Corners are marked by monuments, which may be iron rods, pipes or concrete markers. The drawing should say which monuments were found and which were set.
If you are reading a very old description, the calls may refer to landmarks that no longer exist, such as a tree, a stream bend or a neighbor's name. A licensed surveyor knows how local practice resolves those and should be the one to interpret them.
- Title block, date and surveyor stamp
- North arrow and scale
- Boundary lines with distances and bearings
How do I read the lines and numbers?
Many rural surveys use metes and bounds, which describe a boundary by a starting point and a series of directions and distances. A bearing shows direction in degrees from north or south. Each leg is listed in order and the description closes back at the starting point.
Other areas use lot and block descriptions or a public land survey system based on townships and sections. Your surveyor or title company can explain which system applies to your parcel. Ask them to walk you through it on the ground. If something in the description does not make sense to you, write the question next to it and bring the list to the surveyor rather than guessing.
- Metes and bounds follow the perimeter in order
- Check that the area is stated clearly
- Ask the surveyor to explain unfamiliar terms
What else should I look for on the drawing?
Easements appear as dashed or labeled strips for utilities, access roads and drainage. Check whether any cross where you plan to build. Also look for encroachments, such as a neighbor's fence or driveway that crosses the boundary.
Note water features, flood areas, wells, septic locations and rights of way. If any are missing, ask whether the surveyor was asked to include them. A basic boundary survey may not show everything.
- Easements and rights of way
- Encroachments from neighbors
- Water, wells and septic features if included
How do I compare the survey with the ground?
Walk the property with the survey in hand and look for monuments at corners. Mark them with flagging so you can find them again. If monuments are missing or the lines do not match fences, ask the surveyor whether a resurvey is needed.
Do not rely on a fence as proof of the boundary. Fence lines can be wrong for many reasons, and rules about long-standing fences are set by state law, so ask a local attorney if there is a dispute.
- Find and flag corner monuments
- Compare fences with surveyed lines
- Photograph any discrepancies
When should I order a new survey?
Order a new survey if there is none, if it is old, if the parcel has been divided or if buildings or fences have changed. Lenders and title companies may also require one. Ask the title company what kind of survey they need.
Costs depend on parcel size, terrain and local rates, so request quotes from more than one licensed surveyor. Ask about timelines too, since busy seasons can mean waits. Keep the original survey and any updates in a folder with the deed, since lenders, insurers and future buyers often ask for them.
- Get quotes from more than one surveyor
- Ask what the survey will include
- Order early in the buying process
Key takeaways
- A survey shows the legal boundary, not the fence line.
- Learn to read the title block, bearings, monuments and easements.
- Walk the land with the survey in hand.
- Order a new survey if the old one is missing or out of date.
Sources and further reading
Last reviewed: November 12, 2026. Written by the Homestead & Small Farm Editorial Team. See our editorial policy.