Homeowners: do you know where your property begins and ends? Do you know the exact specs, size, and layout of your property? Whether you’re completely familiar or utterly clueless about the dimensions of your home, knowing what a survey is in real estate is essential to ensuring a quality home (and a happy relationship with your neighbors).
For legal purposes, if you’re adding structures to your property, knowing what a real estate property survey is is key to ensuring your new construction project and custom renovation goes off without a hitch.
Once the survey is complete, an architect uses that data to design the project within the legal boundaries of the lot. As such, we build according to those approved plans.
While we don’t provide surveys or design drawings ourselves, our role begins when your professionals have outlined the boundaries and vision. In other words, once the plans are drafted, we bring your vision to life with precision, compliance, and care.
But where do you start? How do you obtain a property survey? And, do you need one in the first place?
Your questions (and more) answered in this article.
In this article, we’ll discuss:
- What a survey is in real estate
- Why property surveys are important
- When property surveys are needed
- Types of property surveys
- Locating and finding a reputable property surveyor
- Obtaining an existing property survey (that is, if one exists for your property)
- How luxury construction firms can help with property surveys
What is a property survey in real estate?
It’s the question that lies at the heart of this article — a property survey details how your property is defined in a legal capacity.
Also, a property survey is a legal document that outlines:
- The boundary lines of your land
- Topography, slopes, or elevation changes
- Easements or access rights
- Existing structures or obstructions that could affect your build
These documents are used by architects, engineers, title companies, lenders, and permitting authorities to define what can and cannot be built.
What’s more, a property survey document details where the lines of your property begin and end. Property surveys can be helpful for land developers who are using parcels of land to establish the boundaries of where developers can and can’t build.
Why are property surveys important for easements?
Especially in high-end residential construction, property surveys can benefit developers and homeowners in the following ways:
- Improving planning and design: High-end homes often feature custom architectural details and complex layouts. A precise survey gives architects and designers a clear picture of the exact boundaries, topography, and existing structures they’re able to work with and around. As a result, architects and designers are empowered to create flawless design integration within the site’s legal boundaries.
- Avoiding costly mistakes: Building beyond property lines or over setbacks can lead to expensive legal issues, property redesigns, or even property demolitions. Also, surveys prevent the aforementioned mistakes by clearly marking limits upfront before building commences.
- Ensuring compliance and the permitting process: Luxury construction projects are built with permits, zoning approvals, and accurate site data in mind. Also, surveys help builders build with compliance, zoning, and building codes in mind.
- Optimizing the building site and the surrounding landscape: For high-end residences, the outdoor environment — gardens, pools, patios, and more — is a huge part of the project. Luxury real estate surveys point out terrain features and obstacles so construction project managers and builders can optimize the placement and grading of a custom luxury home.
- Protecting the client’s investment: A luxury home is a significant investment. A detailed survey safeguards said investment by providing a reliable legal and physical framework for construction.
- Coordinating with building and real estate professionals: Survey data ensures that all parties — general contractors, engineers, architects, landscapers, and more — work from the same understanding of the property, thereby reducing miscommunications and delays.
A property survey is more than just a document. It helps lay the foundation for and provides a roadmap for the construction of a new luxury home.
When do you need a property survey?
“So, when will I actually need a property survey?” you might wonder. The need for a property survey depends on where you live.
As such, many lenders and title companies state that a copy of a survey is needed to close a home. With that being said, in other places, property records and topographic analyses may not be needed to close the home.
Depending on the location and land boundaries, you may also be able to use a prior survey instead of obtaining a brand-new one to close on a home.
What’s more, you can protect your investment by having access to surveys. Property surveys can identify and conform to already-established home boundaries.
For example, if you’re thinking of adding a fence to your property, your property survey can help you identify where your property ends and where your neighbor’s property begins. Also, a property survey may be needed for lender title insurance policies.
Finally, certain home contractors and municipalities will mandate that a property survey be presented before permits can be given for a new, major renovation project. So, if you’re thinking of adding a home addition, check your local municipality to determine if you need a survey to begin construction on your new custom home renovation.
Scordio Construction’s role in property surveys
At Scordio Construction, Inc., we don’t hire surveyors or prepare property surveys. Instead, we rely on the client’s survey and the architect’s interpretation of that data to produce buildable plans.
Here’s our typical workflow:
- A homeowner hires a licensed land surveyor to create a legal record of the property.
- Next, the architect designs the home or renovation based on that survey.
- Then, we execute the construction, exactly as drawn, reviewed, and approved.
The separation of responsibilities between each party helps us protect the integrity of the project and ensures each party is operating within their area of expertise.
Even though we don’t produce surveys, they’re a key part of our construction workflow. A well-prepared, accurate survey allows us to:
- Avoid boundary conflicts
- Confirm compliance with zoning and code
- Coordinate properly with site features
- Ensure building approvals go smoothly
- Deliver a finished product that matches the design to the “T.”
We’ve seen firsthand how incomplete or outdated survey information can delay a job. That’s why we always recommend working with professionals who understand what’s required in your jurisdiction.
Let’s take a look at the different types of property surveys to see in which jurisdiction each survey is used.
What type of surveys exist?
Many different types of real estate surveys exist. Depending on the location and scope of work, your design team may use any number of these property surveys:
- Land surveys: These surveys dictate the boundaries of a piece of land
- Topographic surveys: These surveys describe the plane and elevation of the land.
- Monumentation surveys: These surveys are used if you’re looking to fence your property.
- As-built surveys: As-built surveys reflect existing structures for renovation planning projects. As-built surveys include final utility locations, measurements, materials, and information related to the building of a site. These surveys can be helpful if you’re considering service, maintenance, or renovations on an existing home. A
- Mortgage surveys: are similar to as-built surveys, but are used to show boundaries for a property on which a homeowner will use a mortgage.
- Floodplain surveys: used for construction where flood hazard areas must be illustrated and shown.
When building out your next construction project, check in with your construction manager to determine which type of property survey is needed for your project. Doing so will help you clarify building costs and materials needed to create your dream build.
For example, at Scordio Construction, our partner architects determine what’s needed. Once the drawings are complete and permits are in hand, we step in to begin construction.
How do I find a licensed land surveyor and get a property survey?
In the day and age of Google, going to a property surveyor’s website via a quick online search on a search engine will help you find a reputable company that can complete property surveys for you. In fact, each state in the United States includes societies with websites that are affiliated with the National Society of Professional Surveyors (NSPS).
You can find information about property surveys on NSPS’ website as well.
Alternatively, you can always ask your luxury construction builder, as they’ll have connections to reputable surveyors who are licensed to practice in the state where you’re building your property.
Procuring existing real estate property surveys
“What if I already have a property survey? How can I get a property survey or gain access to the survey report?” You might be wondering.
If you need a property survey before buying a home, you should ask the seller to check with their lender or title company to determine if a property survey exists. Also, the local property tax assessor’s office may be able to provide information on where to find a copy of the existing survey.
If you’re a homeowner and the survey was never given to you, we recommend checking with your local property records or engineering department. Finally, you can always check with your real estate agent or neighbors to see where they obtained their survey.
Once you have your survey, what’s needed to build?
To begin construction, your construction team will need a few items so they can jump into building your dream home. For example, with us, to begin construction, we need:
- A completed property survey (commissioned by the client)
- Full architectural drawings that reflect said survey
- Approved permits for the work
From there, we coordinate every detail of construction — from protection and logistics to schedule and finish — using the documents provided.
Scordio Spotlight: every corner of a home deserves special attention
Property surveys aren’t token documents to be filed away. They help provide the shape, form, and life of a property.
From the intricate floor pattern to the curated lighting and architectural sightlines, the picture above is proof that every corner of a home deserves special attention.
Bold yet timeless, this space is a signature Scordio blend of function and form.
We don’t create the vision. We build it.
Every footing we pour and wall we frame is based on the lines already drawn and approved. Our job is to make those lines real — and make them beautiful.
At Scordio Construction, Inc., we’re known for delivering the white-glove experience: exacting execution, seamless coordination with architects and consultants, and a result that matches your expectations to the inch.
To view more pictures of architectural finesse and grace with our luxury construction and surveying team, we invite you to explore a sampling of our portfolio here.
Have a property survey, and ready to build? Let’s chat.
Since 1985, we’ve worked with New York’s most discerning clients to build residences that are precise and timeless.
Whether you’re buying or selling, renovating, or building from scratch, we’re here to help you build your dream home. Contact us today to speak with an executive from our professional, luxury construction team and take the next step toward building your dream home.
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