What Is Surveyor?
A surveyor measures the property and produces a survey plat—a map showing boundaries, structures, easements, and encroachments. Lenders sometimes require a survey for financing. You need one when boundary disputes arise, when adding structures, or when the title-company or lender requires it. Cost: $350–800 for a typical residential lot. The survey can reveal encroachments (your fence on the neighbor's land, or vice versa) that affect value or insurability. Order early in due diligence if required.
A surveyor is a licensed professional who measures and maps property boundaries, improvements, and easements to produce a survey plat.
At a Glance
- What it is: A licensed professional who maps property boundaries and improvements
- Why it matters: Reveals boundary disputes, encroachments, easements
- When needed: Lender requirement, boundary dispute, new construction
- Cost: $350–800 for typical residential
- Output: Survey plat (map) with boundaries, structures, easements
How It Works
Process. Surveyor visits the property, measures boundaries using GPS and historical records, locates structures (house, fence, shed), and identifies easements (utility, access). Produces a plat—a map showing everything. You and the title-company use it to verify no encroachments or boundary issues.
Lender requirement. Some lenders require a survey for financing—especially on rural or irregular lots. The title-company may have an existing survey (older properties); if it's recent and accurate, the lender may accept it. New construction or boundary questions usually require a new survey.
Encroachments. Survey might show: your fence is 2 feet on the neighbor's lot; the neighbor's shed is on your lot; an easement runs through the backyard. These can affect value, insurance, and future use. Resolve before closing if material.
Real-World Example
Ava in Denver. Ava was buying a $289,000 single-family. The lender required a survey. Cost: $450. The surveyor found the driveway extended 3 feet onto the neighbor's property—an encroachment from the 1980s. The title-company required an encroachment agreement or boundary correction before insuring. The seller negotiated with the neighbor—they signed an easement allowing the driveway to stay. Closing delayed 8 days. Without the survey, Ava wouldn't have known until a future dispute.
Pros & Cons
- Reveals boundary issues and encroachments
- Satisfies lender requirements
- Protects you from future disputes
- Documents property for insurance and future improvements
- Cost—$350–800
- Can delay closing if encroachments are found
- Not always required—lender and title dictate
Watch Out
- Existing survey: Ask the title-company if they have an existing survey. Some lenders accept it if recent and accurate. Saves cost.
- Encroachment resolution: If the survey finds encroachments, resolve before closing. Encroachment agreements, boundary line adjustments, or easements—get it in writing.
- Timing: Order early if required. Surveyors can take 1–2 weeks. Don't wait until the week of closing.
Ask an Investor
The Takeaway
A surveyor maps boundaries and reveals encroachments. Order when the lender or title-company requires it, or when you have boundary concerns. $350–800 for peace of mind.