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Real Estate Survey

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REAL ESTATE SURVEY

Parties and Project Identification

Client Name:

Surveyor Name

License No.

Contact

Property Identification

Parcel / APN

Legal Description

Survey Scope and Standards

Survey Type:

Date(s) of Field Work:

Observed Improvements & Encroachments

Improvements Observed:

Easements, Rights-of-Way and Title Matters

Recorded Easements Noted:

Flood, Zoning, and Utilities

Flood Zone Indicated on FEMA Map or Local Map:

Zoning Classification

Setbacks Observed

Monuments, Corners and Benchmarks

Monuments Found and Their Condition:

Limitations, Exceptions and Notices

This survey represents the conditions observed at the time of fieldwork and is limited to visible, accessible improvements and evidence. This survey does not constitute a title search, and the surveyor makes no representation as to rights conveyed by recorded instruments beyond those expressly shown on the plat. Subsurface conditions and unrecorded easements are not represented unless specifically indicated. Client and third parties relying on this survey accept the limitations stated herein.

Surveyor Certification

I hereby certify that, to the best of my knowledge and belief, this map or plat and the survey on which it is based were made in accordance with generally accepted surveying standards applicable in the jurisdiction in which the property is located, and that the monuments shown were found or set as indicated. This certification is issued solely for the benefit of the Client named in this document and those entities specifically named in any accompanying title commitment or survey instructions. Reliance by other parties is at the surveyor's discretion and subject to written agreement.

Attachments and Exhibits

Attachments: Final Plat, Field Notes, Tie Sketches, Record Documents List. Any attached exhibits are part of this survey and bear the same certification.

Signatures

Client Printed Name:

By:

Date:

Licensed Surveyor Printed Name:

By:

Date:

License Number:

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What a Real Estate Survey Is and when it's used

A Real Estate Survey is a technical drawing and report prepared by a licensed land surveyor that locates and documents a property's legal boundaries, improvements, easements, rights-of-way, flood elevation, and visible encroachments. Surveys can be boundary, ALTA/NSPS, topo, or mortgage-lender focused; they combine field measurements, deed research, and geospatial mapping. Buyers, sellers, lenders, title companies, and local permitting authorities use surveys to confirm legal descriptions, support title insurance, resolve disputes, assign responsibility for encroachments, and meet permitting or development conditions during a real estate transaction.

Why ordering a Real Estate Survey matters for transactions

A current survey reduces title risk, identifies encroachments or easements, supports lender and insurer requirements, and clarifies buildable area and setback obligations for buyers, sellers, and developers.

Why ordering a Real Estate Survey matters for transactions

Who relies on the Real Estate Survey and why

Different participants need surveys for specific purposes during acquisition, financing, development, and compliance.

  • Real estate agents and brokers — confirm boundaries and disclose encroachments prior to closing.
  • Lenders and title companies — verify property extent for underwriting and title insurance issuance.
  • Property owners, developers, and contractors — plan improvements, verify setbacks, and support permitting.

Ordering the right survey type early avoids delays and reduces post-closing disputes.

Step-by-step: obtaining and delivering a Real Estate Survey

Follow these core steps to order, complete, and distribute a survey for use in closings, permitting, or design.

  • 01
    Order Survey: Provide legal description, parcel ID, and access instructions to the surveyor.
  • 02
    Field Work: Surveyor conducts measurements, locates monuments, and documents visible improvements.
  • 03
    Draft Plan: Surveyor prepares the plan, notes easements, encroachments, and provides certification language.
  • 04
    Deliver and Record: Provide final signed PDF to stakeholders; record plats where required by county.

Key parts of a professional Real Estate Survey report

A comprehensive survey combines graphical maps, legal references, and a written certification so third parties can rely on findings for title, lending, and construction purposes.

Boundary Lines

Shows measured property lines with bearings and distances tied to deed calls and onsite monuments; critical for title and ownership disputes.

Easements

Identifies recorded utility, access, and drainage easements; describes purpose, width, and location relative to improvements and boundaries.

Encroachments

Documents improvements crossing property lines such as fences, driveways, or structures and notes any apparent trespass or overlap.

Topography

Optional contour and elevation data used for grading, drainage, flood elevation certificates, and site planning when included.

Improvements

Locates buildings, driveways, pools, septic systems, and utilities with dimensions and setback distances to the property lines.

Certification & Seal

Signed surveyor certification and professional seal confirm methodology and accuracy standards used for legal reliance.

Security and compliance notes for survey documents

Encryption in transit: TLS 1.2/1.3
Encryption at rest: AES-256
Audit trail: Document history retained
ESIGN / UETA: Accepts electronic signatures
HIPAA support: BAA available
Regulatory standards: 21 CFR Part 11 support

Common mistakes when preparing or using a survey

  • Using an outdated survey from prior transfers leads to unresolved boundary conflicts at closing and potential title exceptions.
  • Incomplete legal description entry or incorrect parcel ID causes mismatches with county records and delays lender approval.
  • Failing to request the appropriate survey type (ALTA vs boundary vs topo) results in missing data for lender or permit requirements.
  • Not verifying flood zone or elevation information can delay insurance, permitting, and construction approvals.

Consequences of an incorrect or missing survey

Delayed closing: Settlement postponement
Title exceptions: Insurance denial or exceptions
Encroachment disputes: Legal costs and remediation
Permit denial: Project hold or redesign
Financial exposure: Increased closing costs
Liability claims: Surveyor or owner disputes

How survey delivery and electronic submission typically flow

Surveys move from order to fieldwork, to drafting, then to stakeholders as signed plans or recorded plats; electronic delivery speeds review and archival.

  • Order: Client submits parcel, deed, and access details to surveyor.
  • Fieldwork: Surveyor measures, locates monuments, and records observations.
  • Review: Draft plan reviewed with client, lender, or title company.
  • Delivery: Final signed PDF or recorded plat distributed to stakeholders.

Typical digital workflow configuration for survey processing

Configure the workflow to capture orders, approvals, and signed deliverables so all parties have a verifiable record of the survey.

Field Configuration
Order intake Collect parcel, deed, contact, and delivery requirements
Surveyor assignment Auto-assign by region or availability
Approval routing Route drafts to client, lender, title for review
Final delivery Send signed PDF and metadata to stakeholders

Technical requirements and file formats for electronic survey exchange

Electronic survey workflows rely on common file types, integrations, and secure transfer mechanisms to minimize friction.

  • Supported formats: PDF, DOCX, TIFF, DWG
  • Integrations: Procore, NetSuite, Google Workspace
  • Authentication: Email, SMS, or advanced auth

Choose a platform that preserves metadata, audit trails, and the surveyor's signed certification for downstream reliance.

How a Real Estate Survey differs from a property appraisal

Surveys and appraisals serve different legal and operational purposes; understanding the contrast helps order the right deliverable.

Criteria Real Estate Survey Property Appraisal
Purpose boundaries and encroachments market value estimate
Legal effect boundary evidence valuation support
Typical author licensed surveyor licensed appraiser
Common use title, permitting, construction lending and sale pricing

Typical eSignature provider comparison for processing survey documents

Compare baseline pricing and core capabilities for common eSignature vendors; signNow is listed first per page conventions.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial No No Yes, limited Yes, limited
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No

Frequently asked questions about Real Estate Surveys

Answers to common questions about signatures, updates, retention, and conflicts related to survey reports.


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