What does a survey include?

A survey typically includes a scaled plat showing boundaries, legal description, structures, easements, utility locations, and a surveyor’s signed and sealed certification. The level of detail depends on whether it is a mortgage survey, ALTA/NSPS survey, or boundary survey.

Is a survey required for closing?

Many lenders and title companies require a current survey or a survey affidavit to issue title insurance endorsements; requirements vary by lender and insurer policy.

Can a survey be signed electronically?

Electronic signing is legally recognized under the ESIGN Act (15 U.S.C. §7001) and UETA; however, some jurisdictions and recording offices may require original seals or notarization—confirm local recorder rules.

Does a survey need notarization?

Notarization is commonly required for surveyor affidavits or accompanying documents; recording requirements differ by county and state, so verify with the local recorder or title company.

How recent must a survey be?

Lenders and insurers usually require recent fieldwork—often within 6–12 months—or a current update letter from the surveyor attesting no material changes since the survey date.

What if the survey shows an encroachment?

Encroachments are reviewed by title and legal counsel; remedies include negotiated easements, boundary agreements, corrective surveys, or adjusted title endorsements depending on materiality.

Electronic Signature
Templates
Real estate
Real Estate Survey Document

Real Estate Survey Document

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REAL ESTATE SURVEY DOCUMENT

Survey Number: Date of Survey:

Parties and Contacts

Client Name Client Mailing Address Surveyor / Firm Surveyor Contact & License

Property Identification

Property Address Parcel / APN County Legal Description

Survey Details and Measurements

Basis of Bearings:

Monuments / Control Points Boundary Bearings and Distances

Scale (graphic or ratio): North Arrow Orientation:

Improvements, Encroachments & Easements

Improvements located: Structures Utilities located: Above/Below ground

Recorded easements shown: Yes No

Description of Observed Encroachments, Easements, Rights-of-Way

Boundary discrepancies observed: Yes No

Recorded Instruments / Title References

Recorded Documents Reviewed

Flood Hazard and Environmental Observations

Flood hazard observed or indicated: Yes No

Environmental or Surface Conditions Noted

Surveyor Certification

I hereby certify that this survey was prepared under my direct supervision; that the monuments shown were located and set as indicated; that the survey and map conform to applicable standards and practices; and that to the best of my knowledge the survey is true and correct as of the date of survey. This survey does not constitute a title search and does not identify unrecorded easements or rights not observable from surface evidence.

Survey prepared for: Client Name:

Professional Land Surveyor License No.: Seal / Stamp Location:

Limitations, Reliance and Use

This survey is provided for the exclusive use of the Client named herein for the stated purpose and may be relied upon by title insurers and consenting parties for the limited purposes stated in accompanying notes. No other party may rely on this survey without the express written consent of the Surveyor. The Surveyor expressly disclaims responsibility for conditions not disclosed by the Client or not evident at the time of the survey. Measurements shown are subject to standard field and instrument tolerances.

Surveyor Notes and Exceptions Owner Acknowledgement

Surveyor (Printed Name):

By:

Date:

Client / Owner (Printed Name):

By:

Date:

What the Real Estate Survey Document Is and When it Matters

A Real Estate Survey Document is a certified map and written report prepared by a licensed surveyor that depicts property boundaries, easements, improvements, topographic features, and visible encroachments. It ties the physical parcel to the legal description used in deeds and title records, and typically includes a surveyor’s certification, scale, north arrow, and datum. Lenders, title companies, buyers, and municipal authorities rely on surveys to confirm parcel dimensions, identify access and utility easements, and support closing, permitting, and development decisions.

Why a Professional Survey Protects Interests

A completed Real Estate Survey Document reduces boundary disputes, informs title insurance underwriting, and documents encroachments or easements. Properly prepared surveys support closing, financing, permitting, and due diligence while creating a verifiable record for future conveyances.

Who Typically Prepares and Uses a Real Estate Survey

Each party uses the survey differently: buyers evaluate encroachments, lenders assess collateral, and municipalities confirm zoning and setback compliance.

Buyers and sellers performing due diligence prior to closing.
Lenders and title companies verifying boundaries and insurable title.
Developers, architects, and municipal permitting authorities for site planning.

Key Roles Involved

Licensed Surveyor

A state-licensed professional who performs field work, prepares the survey plat and written report, and provides the certification required for title and permitting. The surveyor ensures measurements comply with state statutes and professional standards.

Title/Lender Representative

A title officer or loan underwriter who reviews the survey for exceptions, easements, and encroachments that affect marketable title or loan collateral, and who may require endorsements or clarifying affidavits.

Core Elements to Expect in a Complete Survey

A professional Real Estate Survey Document combines graphical and textual information to present an authoritative record of a parcel. The following elements are standard and support legal, lending, and permitting uses.

Survey Plat

Scaled map showing boundary lines, bearings, distances, lot dimensions, and adjacent streets; includes north arrow, scale bar, and survey monument references.

Legal Description

The precise metes-and-bounds or lot/block description that ties the plat to the deed and public records; used in closing documents and recording.

Improvements

Locations of buildings, driveways, fences, retaining walls, and other structures relative to lot lines and required setbacks.

Easements & Encumbrances

Shown and labeled utility, access, drainage, and other easements; note of any recorded encumbrances identified during the title search.

Encroachments

Any structure or fence crossing property lines is depicted and described; critical for dispute resolution and title endorsements.

Surveyor Certification

Signed and sealed statement by the licensed surveyor certifying the survey’s accuracy, date of fieldwork, and compliance with state standards.

Step-by-Step: Completing a Real Estate Survey Submission

Follow these sequential steps to prepare, review, and deliver a survey that meets title and permitting requirements.

01

Order the Survey: Select a licensed local surveyor and provide deed/legal description.
02

Conduct Fieldwork: Surveyor performs boundary and feature measurements on site.
03

Draft Plat and Report: Surveyor prepares the map, notes, and certification for client review.
04

Deliver and Review: Share final survey with buyer, title agent, lender, and municipality as required.

How to Configure an Online Survey Submission Workflow

When digitizing survey intake and approvals, configure fields and routing to match the parties involved and reduce back-and-forth.

Field	Configuration
Owner Details	Required; validate against deed or title report
Legal Description	Required; copy/paste exact deed text
Survey Date	Auto-validate MM/DD/YYYY
Signer Routing	Route to surveyor → owner → title agent

Typical Document Flow for a Survey in a Transaction

A clear routing sequence reduces approval time and ensures the right parties review the technical and legal details.

Preparation: Surveyor receives order and deed/legal description
Field Verification: On-site measurements and monument checks
Draft Delivery: Preliminary plat sent to client for comment
Final Certification: Signed, sealed plat and report delivered to stakeholders

eSignature Vendor Comparison for Managing Survey Documents

When choosing an eSignature provider for survey delivery and signing, consider pricing and capabilities. signNow is listed first for comparison purposes.

	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

Common Pitfalls When Preparing a Survey Package

Submitting an incomplete legal description or using an informal parcel identifier can delay title review and recording.
Failing to include surveyor seal, signature, or license number may result in rejection by title companies or municipal authorities.
Overlooking recorded easements or recent subdivision plats leads to incorrect assumptions about buildable area and setbacks.
Using outdated surveys or not noting the survey date can create issues when lenders require current fieldwork for endorsement.

Security and Compliance Considerations for Digital Surveys

Encryption: TLS 1.2/1.3 in transit; AES-256 at rest

Access Controls: Role-based permissions and SSO/SAML options

Audit Trail: Persistent timestamped action logs with IP address

HIPAA: BAA required when PHI is involved

ESIGN / UETA: Electronic signature legal framework compliance

Certifications: SOC 2 Type II, ISO 27001, PCI DSS

Risks if a Survey Document Is Incorrect or Missing

Title Delay: Closings can be postponed until corrected surveys satisfy underwriting requirements

Title Exceptions: Undisclosed easements or encroachments may be excluded by title insurers

Legal Liability: Boundary disputes can lead to costly litigation or required corrective measures

Permit Rejection: Municipal approvals may be denied for noncompliant or incomplete surveys

Financial Risk: Lenders may withhold funding or require additional endorsements

Recording Refusal: Recorder’s office may reject improperly formatted or unsigned plats

Frequently Asked Questions About Real Estate Survey Documents

Answers to common questions about scope, signatures, notarization, and how digital workflows affect survey delivery.

Need help? Contact support

What does a survey include?
A survey typically includes a scaled plat showing boundaries, legal description, structures, easements, utility locations, and a surveyor’s signed and sealed certification. The level of detail depends on whether it is a mortgage survey, ALTA/NSPS survey, or boundary survey.
Is a survey required for closing?
Many lenders and title companies require a current survey or a survey affidavit to issue title insurance endorsements; requirements vary by lender and insurer policy.
Can a survey be signed electronically?
Electronic signing is legally recognized under the ESIGN Act (15 U.S.C. §7001) and UETA; however, some jurisdictions and recording offices may require original seals or notarization—confirm local recorder rules.
Does a survey need notarization?
Notarization is commonly required for surveyor affidavits or accompanying documents; recording requirements differ by county and state, so verify with the local recorder or title company.
How recent must a survey be?
Lenders and insurers usually require recent fieldwork—often within 6–12 months—or a current update letter from the surveyor attesting no material changes since the survey date.
What if the survey shows an encroachment?
Encroachments are reviewed by title and legal counsel; remedies include negotiated easements, boundary agreements, corrective surveys, or adjusted title endorsements depending on materiality.

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