One person walks around their land that’s been in the family for 40 years. But they have no clue where the property line is. They’re just hiking and hunting, though. What does it matter? A lot, actually.
Another person is trying to sell their land. But they aren’t sure if they have 50, 55, or 60 acres. Their granddaddy, who passed it down, said it was 60. Their great uncle insists it’s 55. Grandma claims it’s 50.
A third person is looking to buy, and stumbles upon a stellar piece of dirt. They look it over, and the description is vague about acreage. Does the seller really know how much land they have? It seems not. (But that’s not an immediate reason to jump ship on the deal.)
In all three scenarios, a land survey is not mandated. (In some states, you don’t even need it to sell the land.) But in all three of those same anecdotes, a survey would be mighty prudent.
Without question, boundary surveys are important when buying or selling land. And buying land without a survey can set you up for failure. Here are the reasons why you need a land survey before buying property. Don’t forgo these all-important land surveys before buying (or selling) real estate.
Determining the Local Zoning
Zoning laws dictate what you can and cannot do with a property. Depending on local laws, you might or might not be able to conduct agricultural practices. Usually, this only applies to areas near city limits, but that’s not always true. So, study the zoning laws for the immediate area to assess potential conflicts with your intended use of the land. Furthermore, analyze nearby zones, and if those areas pose issues, see if those zoning restrictions are gradually approaching the property in question. If so, that might foreshadow future changes, even if your current zoning doesn’t pose a risk.
Exploring Code Compliance
Building codes are common throughout America. Zoning laws are common, too. A survey outlines the boundaries of the property but also helps determine if the property in question falls within this zone or that zone. Therefore, it assists in exploring code and zoning compliance.
Verifying Public Road Access
Most landowners want public road access that connects directly to their property. Usually, it’s obvious whether a tract of land has this, or not. That said, in other instances, a land survey can make that call. Or, if purchasing additional land to connect what you have to the roadway, a new land survey is part of what’s needed to make that change. Regardless, it’s good to verify what public road access is associated with the tract in question.
Adding New or Uncovering Existing Easements
Easements are common in the real estate world. These provide a legally permitted right to cross through someone else’s property to reach another tract of land. Oftentimes, these appear on official maps. They virtually always show up on county plats. In most states, deeded easements are listed on the deed and in the legal description of the title. But a land survey is good for discovering potential unknowns. It’s also needed for adding new easements.
Locating a Rights-of-Way
Power and other utility companies oftentimes have a rights-of-way through properties. These allow them to be on the property without permission to conduct power- and utility-based tasks. That includes trimming limbs, working lines, etc. Land surveys reveal these and sometimes provide associated details.
Pinpointing Important Land Features
Surveyors conducting these surveys work along the boundaries of the property. Oftentimes, they refer to landmarks on the property within the survey verbiage. This can alert you to a more detailed understanding of the landscape and might even reveal key features you weren’t previously aware of.
Discovering Potential Encroachments
An encroachment is where a neighboring landowner’s building or other structure is too close or on your side of the property line. An encroachment can also be in reverse and describe your structure that’s too close or over the line. Regardless, surveys outline and point out encroachments. Of course, these should be remedied as quickly and appropriately as possible.
Learning of Possible Improvements
Improvements are usually best described as features on a property that increase its overall value. Examples include residents, garages, and other structures. It might even be basketball courts, fencing, or trail networks. When the survey is conducted, it might highlight or help reveal existing improvements.
Checking Property Lines
At its core, a land survey checks property line locations. These delineate the exact boundaries that separate each property. It sets forth the divide between a landowner, and their neighbors’ lands. This is crucial for knowing exactly what you own, and what you don’t own. It keeps everyone in line and on their side of the fence. That’s as important, maybe more so, than anything else on this list.
Marking Boundary Lines
Most landowners choose to physically mark their property lines. Fencing, flags, signs, and other methods are ideal for announcing to someone they’re approaching your border. Of course, you can’t mark a boundary line without checking the property line. And you can’t check the property line without an official land survey.
Satisfying Lenders
Most who buy land aren’t cash buyers. Instead, they obtain a loan from a trusted lender, such as Rural 1st. But that’s a process that requires completion of certain steps. Oftentimes, under most circumstances, lenders require a completed recent survey. This is needed so they know with official, indisputable confidence exactly how many acres of land that you’re buying, and that they’re lending money for. Given their stake in the deal, bankers must cross Ts and dot Is.
Verifying Acreage Total
As noted above, one of the reasons lenders require surveys is for acreage total. When buying land, you need to know the acreage. While certain tools can provide accurate estimates, it’s still not a guarantee. The only guarantee for accurate acreage is completing a land survey. It’s listed on the map and in the legal description. Filing that makes it official and allows you to know what’s there. That’s a must-have, especially when you (or your heir) eventually sell the property.
Altering the Title
Depending on the circumstances, a new land survey might be required to make changes to or transfer the title. Land transactions are highly meticulous and detailed. A land survey provides extra confidence that everything is buttoned up and correct. Or, if a change is needed, serves as support as to why that change is merited.
Updating the Legal Deed Description
Likewise, similarly with the title, a survey might be needed to update the legal description on the deed. And again, the land survey is almost always needed to make certain changes or updates to the legal description on a deed.
Buttoning Up Land Transactions
Buying and selling land comes with a lot of red tape. (That’s why you should work with a Land Specialist to serve as your buyer’s agent. They assist with, or outright handle, this headache-inducing process for you.) That said, land surveys are one of the final pieces of the puzzle when buttoning up a land transaction. It helps discover what you didn’t know about the property. It confirms or reaffirms what you did know.
Don’t Confuse Surveys with Appraisals and Inspections
Those new to the real estate world might be unfamiliar with the nuanced steps in the process. Oftentimes, new buyers confuse land surveys with appraisals and inspections. When, in fact, these are three very different things. Surveys focus on boundaries, acreage totals, and deed/title legal descriptions. Appraisals estimate property value. Inspections look for potential issues. All three are different professions, processes, and steps in the land buying (selling) process.
If you’re in the market for buying or selling land, contact a Whitetail Properties Land Specialist today. They’ll assist you with the nuanced process of acquiring or liquidating real estate assets.
