Why Hiring a Licensed Surveyor Is Crucial Before Any Land Purchase

Buying land is an exciting investment—but without the right precautions, it can quickly become a legal and financial nightmare. One of the most important steps you can take to protect yourself is hiring a licensed surveyor before the transaction is finalized.

A licensed surveyor doesn’t just draw property lines—they uncover hidden issues, prevent disputes, and give you the confidence to move forward with your purchase. This article explores why working with a licensed surveyor is essential to any property purchase and how it helps you avoid boundary disputes and other costly surprises.

What Does a Licensed Surveyor Do?

A licensed surveyor is a certified professional trained to define and document land boundaries using precise measurements and legal records. Their services include:

Conducting land surveys
Identifying legal property boundaries
Detecting easements and encroachments
Producing official survey maps for permits, titles, and mortgages
Preventing and resolving boundary disputes

Hiring a licensed surveyor ensures the property you’re buying aligns with what’s legally recorded—and what you believe you're purchasing.

Why You Need a Licensed Surveyor Before Buying Land

1. Clarify Legal Property Boundaries

Property lines are not always as obvious as fences or roads suggest. A licensed surveyor uses legal documents, measurement tools, and mapping technology to determine the exact legal boundaries of a parcel. Without a verified survey, you might accidentally:

Build on someone else’s land
Buy less land than advertised
Trigger disputes over land ownership

2. Avoid Costly Boundary Disputes

Boundary disputes can cost thousands of dollars in legal fees, construction delays, or land loss. These disputes often arise when land was transferred or developed without a proper survey. A licensed surveyor provides documentation that confirms where your land begins and ends—eliminating confusion between neighbors.

3. Detect Easements and Encroachments

Easements are legal rights that allow others to access or use a portion of your land—like utility companies or municipalities. Encroachments happen when neighboring structures, like fences or sheds, intrude on your property.

A land survey will reveal these issues before the sale closes. Without this knowledge, you may end up owning land you can’t fully control—or fighting to reclaim space that isn’t legally yours.

4. Confirm Lot Size and Dimensions

Never rely solely on property descriptions in listings or deeds. A licensed surveyor will measure and confirm the exact dimensions and size of the land you're buying, so you’re not overpaying or misled about buildable space.

5. Ensure Compliance with Local Zoning Laws

Surveyors are familiar with zoning codes, setback requirements, and building restrictions in your area. Their reports often identify features that could impact your future plans—such as flood zones, wetlands, or protected areas—so you don’t violate local ordinances or end up with a property that can’t be developed as intended.

6. Secure Legal and Financial Documentation

Most banks, title companies, and attorneys require a certified land survey as part of the property transfer process. It confirms that the land can be legally transferred and used as planned. Without it, you may face delays or denial of financing, permits, or insurance.

7. Accurately Assess Property Value

Surveyors provide detailed reports that affect the land’s market value. A clean, professionally surveyed property is more attractive to future buyers and easier to appraise. In contrast, land with uncertain boundaries or unresolved encroachments often drops in value or becomes difficult to resell.

When Should You Hire a Licensed Surveyor?

The ideal time to hire a licensed surveyor is before you finalize the purchase agreement—and certainly before closing the deal. While many buyers wait until they’re deep into the process, involving a surveyor early can save you time, money, and legal trouble.

Hire a Surveyor Before Finalizing the Purchase

Hiring a surveyor during the due diligence period allows you to:

Renegotiate based on survey results:
If the survey reveals discrepancies in the lot size, encroachments from neighboring properties, or previously unknown easements, you may have grounds to ask for a lower purchase price or request that the seller remedy the issue before closing.
Withdraw from the purchase if legal issues arise:
In some cases, survey findings may be serious enough to warrant walking away. For example, if a significant portion of the land is unusable due to easements or boundary problems, you might decide the deal no longer meets your needs. Survey reports offer legal justification for contract cancellation, protecting you from future liability.
Ensure you’re buying what the seller claims:
A professional survey verifies that the land being sold matches the legal description in the title. Without it, you could unknowingly buy less land than expected—or even the wrong parcel entirely.

Situations Where You May Need a Surveyor After Purchase

Even if you already own the land, there are several situations where hiring a licensed surveyor remains important:

Building structures or adding fencing:

Before constructing a home, garage, driveway, or even a fence, a land survey ensures you’re building within your legal boundaries and adhering to required setbacks. This helps avoid violating local building codes or encroaching on a neighbor’s property—mistakes that can be costly to fix later.

Subdividing the property:

If you plan to divide your lot into smaller parcels for sale or development, a licensed surveyor is essential. They’ll create accurate subdivision maps, confirm compliance with zoning laws, and help file the necessary documents with your local planning authority.

Selling portions of your land:

A surveyor will establish and document the precise boundaries of the portion being sold. This ensures a clean title transfer and prevents misunderstandings or future disputes with buyers or adjoining property owners.

Resolving disputes with neighbors:

If a neighbor claims that a structure encroaches onto their land—or vice versa—a professional land survey can provide objective, legal clarity. This evidence can help resolve disputes amicably or hold up in court if litigation becomes necessary.

What Happens During a Land Survey?

Here’s what to expect:

Initial Consultation – The surveyor gathers information about your needs and the property.
Research – Public records, deeds, and previous surveys are reviewed.
Site Visit – Using GPS and other equipment, the surveyor marks and measures the land.
Documentation – A certified report is created, complete with maps and legal boundary descriptions.

Turnaround time can range from a few days to a few weeks, depending on the property’s size and complexity.

Choosing the Right Licensed Surveyor

Not all surveyors are the same. Look for professionals who are:

Licensed by your state
Experienced in property purchases
Equipped with up-to-date technology
Transparent about timelines and costs
Recommended by lenders, attorneys, or local professionals

Always verify credentials and request a detailed quote before proceeding.

Final Thoughts

Buying land without a licensed surveyor is a gamble. You could face unexpected legal issues, pay more than the property is worth, or find yourself unable to build or use the land as intended. By working with a licensed surveyor early in the process, you avoid these risks and gain confidence that your investment is sound.

Don’t sign on the dotted line until you’ve surveyed the land beneath your feet.

Hiring a licensed surveyor is one of the smartest moves you can make in any property transaction. If you're about to purchase land, talk to us first—we’ll connect you with a licensed surveyor who can help protect your investment, answer your questions, and ensure your purchase goes smoothly from start to finish.