Learn the types of land surveys used in construction and how they support planning, permitting, and design
Why Surveys Matter
Before any design or permitting can begin, you need to understand the exact layout of your property. A land survey shows where your legal boundaries are, what’s already built on-site, how the land slopes, and where constraints like easements or utilities may exist. Even a small inaccuracy in property lines or elevation can cause major delays later in the process.
Surveys help designers build within legal and physical limits, allow cities to confirm permit compliance, and help contractors avoid mistakes once construction begins.
What Surveys Are Used For
- Verifying property lines and buildable area
- Showing elevation changes, slope, and drainage
- Identifying structures, trees, driveways, fences, and utilities
- Supporting engineering, grading, and foundation design
- Submitting legal lot information for permitting or financing
- Marking construction locations on-site
Types of Surveys (and When They’re Needed)
Boundary Survey
Defines property lines, corners, and lot dimensions. When needed: Additions near property lines, fence placement, lot line confirmation, or permits requiring proof of buildable area.
Topographic Survey (Topo)
Maps elevation changes, surface contours, and site features. When needed: Projects involving grading, hillside lots, drainage planning, or new builds on sloped terrain.
ALTA/NSPS Survey
Detailed commercial survey showing legal boundaries, improvements, easements, and title exceptions. When needed: Commercial properties, large developments, or any project requiring title insurance or lender documentation.
As-Built Survey
Documents current structures, improvements, and conditions on the lot or within a structure. When needed: Verifying what was built matches plans, renovations tied to existing features, or closeout documentation for permits.
Subdivision or Parcel Map
Used to legally divide or merge parcels, or define new property lines. When needed: Lot splits, creating ADU lots, future sales, or re-platting boundaries.
Construction Staking
Marks the physical layout of structures on the lot before construction. When needed: Just before breaking ground, to ensure the building is positioned exactly as approved.
Elevation Certificate (FEMA)
Shows how high your building sits relative to flood risk zones. When needed: Properties in FEMA flood zones, required for flood insurance and code compliance.
Interior As-Built Survey (Commercial/Tenant Improvement)
Captures the precise interior layout and existing conditions of a commercial space, including walls, columns, door and window locations, ceiling heights, plumbing fixtures, and utility locations. When needed: Required before beginning space planning or design for commercial tenant improvements, remodels, or buildouts. Especially important when no recent architectural drawings exist or if prior modifications were made. This type of survey helps architects and engineers create accurate base plans for code compliance, fire egress, ADA access, MEP coordination, and permit drawings.
When a Survey Is Needed
Not every project needs a full survey, but it’s a critical step for many. A survey is typically required when:
- You’re building new structures or additions
- You’re working near setbacks, easements, or unclear lot lines
- Your site has significant slope or drainage issues
- You’re splitting or merging lots
- The city or your lender requests it as part of permitting or financing
- There’s no accurate documentation of what’s on the lot
If you’re unsure, your architect or engineer can confirm what type of survey is needed for your project.
How to Get a Survey (Step by Step Guide)
Getting a land survey is a straightforward process, but it’s important to work with a licensed professional and clearly define what you need upfront. Here’s how to approach it:
1. Confirm That You Need a Survey
Before reaching out, check with your architect, engineer, or local planning department to confirm which type of survey (if any) is required for your specific project. For example:
- A boundary survey may be enough for a home addition
- A topographic survey may be required for new construction on a sloped lot
- A commercial tenant improvement may need an interior as-built
Knowing the type of survey you need will help you get accurate quotes and avoid extra costs or delays.
2. Only Hire a Licensed Land Surveyor
Surveys must be performed and stamped by a licensed Professional Land Surveyor (PLS) in your state. In some cases, civil engineering firms will offer surveying as part of their services, but even then, the work must be supervised and signed by a PLS. If the final drawing doesn’t include a stamp and license number, it likely won’t be accepted by building departments, lenders, or other reviewers.
3. How to Find a Licensed Surveyor
There are a few ways to find a reputable surveyor:
- Ask your design team – Architects and engineers often have preferred surveyors they trust to work efficiently and provide CAD files formatted for their software
- Ask your general contractor – Especially for repeat projects, they may already work with someone familiar with your area
- Search online – Look for “licensed land surveyor + [your city or county]”
- Check review sites or contractor directories
- Use your state’s licensing board or professional society (e.g., State Board for Professional Engineers and Land Surveyors)
4. What to Request When You Contact Them
When reaching out to a surveyor, provide the following:
- Your property address (or APN – Assessor’s Parcel Number if available)
- Description of your project (e.g., home addition, ADU, new custom home, tenant improvement)
- Type of survey needed (ask your design professional or team if you’re unsure)
- Any specific requirements from the architect or engineer (e.g., 1-foot contour lines, inclusion of trees or utilities, coordinate system)
- Any existing records you have (title report, old survey, or site plan)
Ask for a written proposal that includes the scope, turnaround time, total cost, and deliverables (PDF + CAD files).
5. Review the Proposal Carefully
Before agreeing to proceed, make sure the proposal includes:
- Exact survey type (e.g., boundary, topographic, ALTA, as-built)
- Contour intervals (for topo 2-5-foot is standard unless the site is flat)
- Inclusions (trees, fences, utilities, hardscape, building outlines)
- Format of deliverables (PDF for review, CAD for design use)
- Timeline and cost breakdown
- Any limitations (e.g., whether easements or utility locates are included)
6. Timeline and Cost Expectations
Surveys typically cost $1,000–$3,000+, depending on the type, size of the lot, terrain, and detail required. More complex sites, or sites with poor records or topography, may take longer and cost more. Turnaround time ranges from 2 to 8 weeks, depending on the scope and local surveyor availability.
By choosing the right type of survey and working with a qualified professional, you set your project up with a reliable foundation, literally and legally. If your architect, engineer, or contractor is willing to coordinate the survey on your behalf, it may be worth having them take the lead, especially if they already have trusted contacts and know exactly what’s needed for the next phase.
What’s Next: Testing and Inspections
Once the surface of your site has been mapped, the next step is understanding what’s beneath it. From soil testing and compaction to drainage and septic feasibility, the next layer of site investigation helps guide design, engineering, and construction planning.
Continue to Testing and Inspections to learn what site assessments are needed for a stable and code-compliant project.