I’ve lost count of the number of buyers who tell me, “We’ll just deal with the survey later.”
Every time I hear it, I can’t help but shake my head — because a property survey isn’t just a piece of paper; it’s the only document that can confirm exactly what you’re buying, down to the inch. Without it, you might discover (too late) that the dream home you just bought includes your neighbor’s fence… or worse, doesn’t actually include part of the yard you thought was yours. A property survey protects you from the kind of unpleasant surprises that can turn a dream home into a legal nightmare. Skipping it is like stepping into a business deal blindfolded — you might get lucky, but the risk is far too high.
Why Skipping a Property Survey Could Cost You Thousands
A recent industry report underscores what many experienced real estate professionals already know: property surveys remain one of the most critical — yet most overlooked — steps in home buying. They explain what surveys are, why lenders often require them, how to read them, and the average cost (typically between $376 and $768).
But beyond the price tag, the real story is the cost of not having one. A proper survey can prevent legal disputes, help you understand easements, identify encroachments, and establish true property boundaries before you commit to the purchase.
Key Takeaways and Expert Insights
1. Surveys Are Your First Line of Defense
Think of a property survey as a “fact-check” for your biggest purchase. Even if the house looks perfect, hidden issues — like a shared driveway you didn’t agree to — can surface later. I’ve seen buyers save thousands simply because a survey revealed an encroachment before they signed the closing papers. Without that protection, you could end up paying for costly legal battles or being forced to remove part of a structure that extends onto a neighbor’s property.
2. Easements Can Limit What You Do With Your Land
An easement is basically someone else’s legal right to use part of your property. That might sound harmless — after all, it’s still your land — but easements can have serious consequences for how you use it. I’ve seen utility easements derail plans for backyard pools or additions. You might find out too late that your dream gazebo is sitting on a piece of land a utility company can access at any time. A survey identifies these rights upfront so you can plan accordingly — or walk away before it’s too late.
3. Older Surveys Might Not Cut It
Sometimes sellers present an old survey, thinking it’s good enough. But land boundaries, zoning laws, and even physical features can change over time. A neighbor might have extended a fence, a road could have been widened, or local building codes may have shifted. Relying on an outdated survey is like navigating a modern city with a decades-old map — you might get the general idea, but the details will lead you astray.
Practical Advice for Buyers, Sellers, and Investors
For Buyers
Order your survey as soon as your offer is accepted. This gives you time to review any discrepancies and negotiate solutions before you close. The last thing you want is to discover boundary issues after you’ve moved in.
For Sellers
Providing an updated survey can make your listing more attractive and build trust with buyers. It removes uncertainty, speeds up the process, and could even help you command a higher price.
For Investors
If you’re subdividing land or planning new construction, a specialized survey — like ALTA or topographic — can prevent expensive mistakes. When dealing with multiple parcels or complex developments, these detailed surveys can save both time and money.
Quick Explainer:
What is a property survey?
It’s a professional document — both a map and a written report — showing the exact boundaries of your land, the location of all structures, and any legal rights others may have to use your property. Think of it as the official blueprint of what you actually own.
Who conducts a survey?
Licensed land surveyors use specialized equipment and legal records to measure your property and confirm its boundaries.
What types of surveys are there?
Common types include boundary surveys (to confirm property lines), location surveys (showing improvements and structures), and more specialized versions like ALTA (detailed commercial surveys) or topographic (showing land contours).
Why Skipping a Survey Can Be So Costly
Boundary Disputes – A neighbor claims part of your yard belongs to them. Without a survey, you have no definitive legal proof of ownership.
Encroachments – A fence, driveway, or shed might extend across property lines, leading to legal and financial headaches.
Easements You Didn’t Know About – Suddenly, you find out you can’t build on a certain section of your property.
Financing Delays – Lenders may refuse to close without a valid survey, pushing back your moving timeline.
Real-Life Scenario: The Cost of Overconfidence
A buyer once told me, “We’ll deal with the survey later.” They closed without one, only to find months later that half their driveway sat on a neighbor’s parcel. The neighbor demanded compensation — and had the legal documents to back it up. The cost to settle the dispute was over ten times what a survey would have cost upfront.
Final Thought
Real estate transactions move fast, and buyers often feel pressured to skip steps in the name of speed. But a property survey is one shortcut you should never take. You can renegotiate prices or terms, but you can’t renegotiate where your land actually ends. For the cost of a survey — a fraction of what you’re paying for the home — you’re buying peace of mind, legal protection, and a clear understanding of exactly what’s yours.
Reader Questions
Can I use the seller’s old survey?
Possibly, but only if your lender accepts it and it reflects the current property boundaries.
How long does a survey take?
Usually a few hours for the onsite work, plus a few days to finalize the report.
Is it worth the cost?
Absolutely. Compared to the potential legal and financial fallout of a boundary dispute, it’s one of the best investments you can make in the buying process.
