Topographic
A topographic survey or review ranges from $500 to $1,200, and it’s specifically for a lot that’s smaller than 10,000 square feet in size. It locates both man-made and natural features, including streams, trees, elevations, fences, and buildings. Governmental agencies, architects, or engineers may require this type of survey before developing on a lot. Rates will be higher for plots with significant topographical elements, like rivers and hills.
Mortgage Survey for Buying a House
A mortgage survey typically costs around $500. It pinpoints the property’s boundaries along with the precise locations of any buildings on that lot. Lending institutions and title companies often require this kind of survey as part of the financing process.
While a mortgage survey or boundary assessment is not always a requirement, you may need one if you plan to buy extended title insurance. Like a home appraisal, it can provide valuable information regarding pricing.
Additionally, a mortgage survey can be helpful for buyers to be aware of details regarding local regulation. For example, it may not be legal to build a fence dividing your yard from a neighbor’s along the adjoining boundary line. Or the driveway may encroach on a neighbor's space. A mortgage survey can help pinpoint issues to address before closing a real estate transaction.
New Construction
Survey services for new construction homes can range from $1,000 to $2,000. There are several tiers involved in the process, and it will typically include boundary, topography, staking and location services.
Fence
A land study for fencing costs $250 to $1,000, depending on the lot size. If there’s already a fence in place, that’s no guarantee that you’re building on your property line. If you build over the line or within the public “setback” boundaries in urban areas, you may have to remove the fence later. That’s why it’s worthwhile to obtain a professional fence survey beforehand.
ALTA Home Survey
The typical rate for an ALTA survey ranges from $2,000 to $3,000. This type of assessment is conducted according to the standards of the American Land Title Association. It’s one of the most extensive property survey options.
People typically get these services to qualify with a lender when purchasing a commercial property. However, purchasers of residential properties may also choose this more thorough option to ensure that their property is accurately defined. Additionally, lenders often require ALTA surveys because they catch potential risks or issues that might otherwise change the details of the purchase agreement.
As-Built
As-built surveys cost an average of $800 to $1,200, depending on square footage. For this service, the professional surveyor measures the exterior and interior of a home or structure to create a three-dimensional representation of it. The process involves using lasers to capture dimensions. This method is much more accurate than blueprints and plans.
Staked Site
The price range for a site staking report is $200 to $500. Professionals usually perform this service ahead of new construction. The professionals mark for structures that you’re building or installing such as buildings and roads. They will also designate slopes and prep locations for utilities and lighting.
Plot Plan or Plat Surveys
Plot plans cost anywhere from $75 to $200, while plat surveys purchased from the county cost $10 to $30. Both of these products concern a subject “plot,” which is a designated parcel of land considered an independent piece of property, regardless of what improvements, if any, have been made on it. However, the two are very different from one another:
Plot Plan: This design lays out any structures and buildings that exist on, or will exist on, the plot. It is not as accurate as a land survey.
Plat Survey: This is a legal document that shows the plot and the area around the plot. It clarifies where streets, other plots, and easements are located and illustrates how your plot fits into the bigger picture.
Additions
The average cost for a property survey prior to adding buildings or other improvements is around $500. If you’re a property owner, consider having an assessment prepared to define the plot before outlining any possible improvements to ensure they don’t encroach upon a neighbor's property. At worst, you might find yourself in court with a neighbor over something you’ve built or placed on land that may or may not be yours.
It’s also important to know how local laws can dictate how close you can build to boundary lines regardless of whether you have neighbors. Local ordinances determine the extent of these restrictions, or “setbacks.”
Garages & Driveways: Making improvements or extensions outside of your building limits can cause significant future problems. For example, if part of your property contains an easement—a portion of land where service companies or other individuals have access rights—you shouldn’t build anything to interfere with that space. If you do, the easement holder could demand you remove it at your expense.
Patios & Decks: Before you build a large deck or even a small patio, define your boundary lines so you know exactly what you must work within.
Vertical Additions: Some municipalities require a post-construction survey when an additional story is added to a house to verify that the constructed height is within a few inches of what was permitted.
Subdivision
When you have a piece of property that you want to divide into two or more lots, the legal and regulatory process that accomplishes that goal is called subdivision. Usually governed by local municipal or county regulations, subdivision requires a current, accurate land survey to show both the existing and the proposed new property boundaries. These surveys generally cost an average of between $300 and $400 per lot.