A land survey is a precise measurement and mapping of a property by a licensed land surveyor, showing legal boundaries, recorded easements, existing improvements, topography, and similar features. Several types of surveys exist for different purposes: boundary survey (legal property lines), topographic survey (elevations and contours), ALTA/NSPS survey (comprehensive survey often required by lenders for commercial transactions), and as-built survey (verifying constructed work matches plans).
Surveys are typically required before site planning on any project larger than minor renovations. Title companies, lenders, and building departments commonly require a current survey. Surveys older than 5 to 10 years may need to be updated to reflect changes in adjacent properties or recorded features. Survey errors can result in encroachment disputes, easement violations, or building outside legal lot lines, all of which are expensive to resolve.