Posted by I thought I owned that strip of land. For three years, I mowed it, planted flowers, and watched my kids play there. Then a new neighbor bought the house next door, had a survey done, and knocked on my door with bad news. My fence was four feet into their property. Four feet. The land I’d been treating as mine belonged to someone else.
The conversation was civil, but the outcome was expensive. I paid to have the fence moved. I lost the garden I’d carefully cultivated. And I learned a lesson I’ve never forgotten: understanding the importance of property surveys in real estate transactions isn’t optional. It’s essential.
A property survey is a detailed drawing showing a home’s boundaries, easements, improvements, and any encroachments. It tells you exactly what you’re buying, not just the house, but the land it sits on and the rights that come with it.
When I bought my house, I skipped the survey. My lender didn’t require one because the property wasn’t flagged for obvious issues. The seller said the boundaries were clear. My agent said surveys were optional. I saved a few hundred dollars and assumed everything was fine. That assumption cost me thousands.
The first thing a survey reveals is the actual boundary lines. Without a survey, you’re relying on guesswork, old fences, landscaping, or the seller’s memory. Those guesses can be wrong. I learned that fences are often placed incorrectly. Trees, driveways, and sheds can straddle property lines. What looks like your yard might actually belong to the neighbor or even the city.
A good survey also identifies easements. An easement gives someone else the legal right to use part of your property. Utility companies often have easements to access power lines or water mains. Neighbors might have easements to use a shared driveway. I have a friend who bought a home only to discover a drainage easement running directly through her backyard, so she couldn’t build the patio she’d been planning.
The survey will also show encroachments. That’s when a neighbor’s structure, fence, garage, shed, or even a driveway, extends onto your property. Encroachments are messy. They create legal disputes between neighbors. They complicate future sales. And if the encroachment has been there long enough, the neighbor might claim adverse possession rights. A survey catches these problems before you close, when you still have leverage to negotiate.
When I finally had a survey done after my fence dispute, the surveyor found another issue I’d never noticed. The detached garage at the back of my property was built two feet over the setback line, the required distance from the property boundary. That meant the garage was technically illegal. It had been built decades earlier, but no one had ever caught it. If the city ever decided to enforce the code, I could be forced to tear it down.
That discovery came too late. I’d already bought the house. I had no recourse against the seller. I just had to live with the risk.
If you’re buying a home, don’t wait until after closing to understand the property boundaries. Order a survey during your due diligence period, while you still have contingencies. The cost is usually a few hundred to a thousand dollars, tiny compared to the cost of moving a fence, losing a garden, or fighting a legal battle.
Talk to your surveyor about what type of survey you need. A boundary survey shows property lines and corners. A location survey adds the house, driveway, fences, and other improvements. An ALTA survey is the most comprehensive, used for commercial properties or complex residential situations. Your realtor and the surveyor can help you choose.
When you get the survey, review it carefully with your agent. Look for boundary lines that don’t match your assumptions. Note any easements or encroachments. If you see something concerning, don’t panic, but don’t ignore it either. Some issues can be resolved with title insurance. Others might require legal remedies or negotiations with neighbors.
If the survey reveals that the neighbor’s fence is on your property, you have options. The seller might negotiate with the neighbor before closing. You might accept the encroachment, but get a credit. You might walk away entirely. The key is knowing before you own the problem.
I eventually resolved my fence issue. I paid to move it, lost my garden, and rebuilt the relationship with my neighbor. But I also learned to advocate for surveys in every future transaction. When my sister bought her first home, I insisted she order one. The survey revealed that the charming stream at the back of the property was actually a drainage easement that gave the city access rights. She still bought the house, but she bought it with her eyes open.
If you’re selling a home, consider ordering a survey before listing. It helps you price the property accurately, disclose issues honestly, and avoid surprises that kill deals at the last minute. A property survey isn’t just a piece of paper. It’s a map of your rights, risks, and responsibilities. It tells you what you truly own. And knowing that, before you close, is worth every dollar.
There’s so much more to learn about protecting yourself in real estate transactions. Our website is filled with articles on surveys, title insurance, due diligence, and working with trusted professionals. Head over and explore, because the land under your dream home matters as much as the home itself.
References
Fryberger Law Firm. (2021, March 16). *The importance of surveys in residential real estate transactions*. https://fryberger.com/articles/the-importance-of-surveys-in-residential-real-estate-transactions/
Land ID. (2024, August 12). *What is a survey in real estate? Property surveys explained*. https://id.land/blog/what-is-a-survey-in-real-estate
Richr. (2024, January 26). *The importance of property surveys: Everything you need to know and cost breakdown*. https://richr.com/blog/the-importance-of-property-surveys-everything-you-need-to-know-and-cost-breakdown/
Nuvilla Realty. (2025, January 5). *Why property surveys matter*. https://nuvillarealty.com/why-property-surveys-matter/
Close Point USA. (2024, March 21). *Why property surveys are vital when buying a home*. https://www.closepointusa.com/post/why-property-surveys-are-vital-when-buying-a-home