A topographic survey maps the physical features of a piece of land, such as hills, slopes, trees, and drainage patterns. A boundary survey maps the legal edges of a property. Both are performed by licensed land surveyors, but they serve very different purposes and are used at different stages of owning or developing land.

What Is a Topographic Survey?

A topographic survey measures and records the natural and man-made features on a piece of land. It shows changes in elevation, the location of structures, trees, water bodies, and other physical details. Engineers and architects use topographic surveys to plan construction projects before any building begins.

A topographic survey gives a detailed picture of what the land looks like from the ground up. It captures elevation changes using contour lines on a map. Each contour line connects points of equal elevation, so the closer the lines are together, the steeper the slope.

Here is what a topographic survey typically includes:

• Elevation changes and contour lines across the property
• Location of trees, shrubs, and other vegetation
• Existing structures such as buildings, fences, and retaining walls
• Water features including streams, ponds, and drainage channels
• Utility lines, roads, and driveways on or near the property
• Soil and rock formations when relevant to a construction project

Topographic surveys are especially important for flood planning. Engineers use them to study how water moves across a property during heavy rain. According to FEMA, accurate elevation data is one of the most critical factors in assessing flood risk for any parcel of land.

What Is a Boundary Survey?

A boundary survey determines the exact legal boundaries of a property. It identifies the corners of your lot, confirms property lines, and produces a legal document called a plat or survey map. Mortgage lenders, title companies, and local governments often require a boundary survey before a property is sold, developed, or subdivided.

A boundary survey answers one core question: where does your property begin and end?

Licensed land surveyors research public records, deeds, and historical documents before going out into the field. They then use GPS equipment, total stations, and other tools to locate property corners and measure the exact dimensions of the lot.

Here is what a boundary survey includes:

• Exact location of all property corners and lines
• Measurements of the lot’s length and width on all sides
• Any overlaps or gaps with neighboring properties
• Recorded easements that cross the property boundaries
• Encroachments, such as a neighbor’s fence or structure crossing the line
• A legal survey map filed with the county or local records office

According to the National Society of Professional Surveyors (NSPS), boundary surveys are the most commonly requested type of land survey in residential real estate. They are a standard part of buying or selling property in most U.S. states.

Key Differences at a Glance

When Do You Need a Topographic Survey?

You need a topographic survey when you are planning to build, remodel, or develop land. It is required when designing drainage systems, grading a yard, adding a swimming pool, planning a road, or applying for certain building permits. Architects and civil engineers almost always require one before starting a project.

Here are the most common situations that call for a topographic survey:

• New home construction. Builders use a topo survey to understand how water drains away from the home and how to properly grade the lot.
• Swimming pool or outdoor structure installation. Contractors need to know the slope and soil conditions before digging.
• Landscaping and grading projects. A topo survey helps designers plan terraces, retaining walls, and water drainage.
• Road or driveway design. Engineers use elevation data to ensure the road drains properly and is safe to drive on.
• Subdivision or land development. Local governments typically require a topographic survey before approving development plans.
• Flood zone assessment. A topo survey provides accurate elevation data used in flood risk studies and FEMA map amendments.

When Do You Need a Boundary Survey?

You need a boundary survey when buying or selling property, settling a neighbor dispute, applying for a building permit, refinancing a home, or subdividing land. It confirms exactly where your property lines are and protects you from costly legal conflicts.

Here are situations that typically require a boundary survey:

• Buying a home or vacant land. A boundary survey confirms that you are buying exactly what the seller says you are.
• Building a fence, garage, or addition. Most local building departments require proof of property lines before issuing permits.
• Neighbor disputes. If you and a neighbor disagree about where the property line falls, a licensed surveyor’s findings are legally accepted.
• Refinancing your mortgage. Some lenders require an updated survey to verify property dimensions before approving a refinance.
• Splitting or subdividing land. Any division of land requires a new boundary survey to create legal lot descriptions for each new parcel.
• Estate planning or inheritance. When land is passed to heirs, a boundary survey ensures each portion is clearly defined.

How Much Do These Surveys Cost?

A boundary survey typically costs between $400 and $1,500 for a standard residential lot. A topographic survey usually ranges from $500 to $2,500, depending on the size and complexity of the land. Rural or heavily wooded properties cost more because they take longer to survey.

Several factors affect the final price of either survey:

• Property size. Larger lots require more time and equipment to survey.
• Terrain and vegetation. Steep slopes, dense trees, or thick brush slow the process and increase labor costs.
• Availability of existing records. If older deed descriptions are unclear or conflicting, surveyors spend more time researching before fieldwork begins.
• Location. Urban areas with higher costs of living generally charge more for surveying services.
• Survey purpose. Surveys needed for legal filings, subdivisions, or ALTA title insurance carry additional requirements that raise the price.

Getting an accurate quote from a licensed land surveyor is always the best first step. Most surveyors offer free estimates based on your address and the purpose of the survey.

Can You Get Both Surveys at the Same Time?

Yes. In many cases, a land surveyor can perform a boundary survey and a topographic survey together in a single site visit. Combining both surveys saves time and money compared to scheduling them separately, and the results are often delivered as one combined document used for design and permitting.

A combined survey is especially useful when you are buying land and planning to build on it right away. The boundary survey confirms what you own, while the topographic survey gives your builder everything needed to design your project correctly.

Ask your land surveyor upfront whether a combined survey fits your needs. Many firms offer this as a standard service for residential construction projects.

Frequently Asked Questions

Which survey do I need if I am just buying a house? 

Most home buyers need a boundary survey. It confirms the legal edges of the property, shows any encroachments, and is often required by the title company or lender. A topographic survey is not typically needed unless you are planning to build or develop the land.

Does a topographic survey show property lines? 

No. A topographic survey focuses on physical land features and elevation changes. It does not define legal property boundaries. For that, you need a separate boundary survey.

How long does each survey take to complete? 

A boundary survey for a standard residential lot usually takes one to three days for fieldwork, plus additional time for research and drafting the final map. A topographic survey of the same lot typically takes a similar amount of time. Complex or large properties take longer.

Is a topographic survey the same as a topo map? 

Not exactly. A professional topographic survey is a precise, legally documented measurement of your specific property. A general topo map, such as those from the USGS, covers large geographic areas and is not specific or detailed enough for construction or permitting purposes.

Who performs topographic and boundary surveys? 

Both surveys are performed by licensed land surveyors. In the United States, surveyors must be licensed by the state in which they practice. Always verify that your surveyor holds a current, active license before hiring them for any survey work.

A property easement is a legal right that allows another person, company, or government agency to use a specific part of your land for a set purpose. You still own the land, but you cannot always control how that portion is used. Easements are legally binding, they stay with the property when it is sold, and they can affect what you are allowed to build or change on your land.

What Is a Property Easement?

A property easement is a non-ownership legal right to use part of someone else’s land. The person who holds the easement does not own the land. They simply have permission to use a defined portion of it for a specific reason. That right is recorded in public records and passes to the next owner when the property is sold.

Easements are more common than most homeowners realize. According to the American Land Title Association, easements appear in millions of real estate transactions every year and are among the top five issues found during property title searches. In the United States, utility easements alone affect an estimated 60 to 70 percent of all residential properties.

It is important to understand that an easement does not give anyone ownership of your land. It only grants permission to use a specific area for a specific purpose. If you sell your home, the easement stays in place for the next owner. The new buyer inherits both the property and any easements attached to it.

Easements matter because they can affect:

• What you are allowed to build or plant on part of your land
• Whether a utility company can enter your property without asking
• How much a buyer may be willing to pay for your home
• Whether a sale can go through without legal complications

Common Types of Property Easements

The most common types of property easements are utility easements, access easements, drainage easements, conservation easements, prescriptive easements, and easements by necessity. Each type serves a different purpose and comes with different rules about what the easement holder is allowed to do.

Utility Easements

Utility easements give electric, gas, water, sewer, and cable companies the right to install and maintain their lines and equipment on your property. These are the most common type of easement in the country.

• They typically run along the rear or side of a residential lot.
• You cannot build a permanent structure, such as a shed or garage, directly over a utility easement.
• The utility company has the right to enter, dig, and do maintenance work without needing your permission first.

Access Easements

An access easement gives a neighboring property owner or the public the right to cross your land to reach another location. This is also called a right-of-way easement.

• These are common in rural areas where one property has no direct access to a public road.
• A shared driveway between two homes is a familiar example.
• The terms of the easement spell out how the access can be used and who is responsible for upkeep.

Drainage Easements

A drainage easement allows water to flow across your property through a natural or constructed channel.

• You will often find these near low-lying areas, creeks, or retention ponds.
• Local governments frequently require drainage easements when new neighborhoods or roads are built.
• You cannot block or redirect the water flow within the easement area.

Conservation Easements

A conservation easement is a voluntary agreement between a landowner and a land trust or government agency to protect the land from certain types of development.

• The landowner keeps ownership but agrees to limit what can be built on the land.
• The IRS allows tax deductions for conservation easements, in some cases up to 50 percent of adjusted gross income.
• These easements are permanent and will apply to every future owner of the property.

Prescriptive Easements

A prescriptive easement forms when someone has used a portion of your land openly, continuously, and without your permission for a period defined by state law, often between 10 and 20 years.

• This type is similar to adverse possession but does not transfer ownership.
• Posting “No Trespassing” signs or physically blocking access can prevent a prescriptive easement from forming.

Easements by Necessity

A court can grant an easement by necessity when a property has no legal way to reach a public road.

• This can happen when a parcel is created without its own road access.
• Courts may impose this easement even if the neighboring landowner objects.

How Easements Are Created

Easements are created through written agreements, court orders, long-term use, or legal necessity. Any formal easement must be recorded with the county to be enforceable against future buyers.

The four main ways an easement is created:

1. Express grant. Both parties sign a written agreement, which is then recorded with the county clerk.
2. Reservation. A seller keeps an easement over land they are transferring to a buyer.
3. Prescription. Long-term, open use of another person’s land without permission creates an easement by law.
4. Necessity. A court orders an easement when a property cannot be reached any other way.

How an Easement Can Affect Your Property Value

Easements can reduce a home’s market value by 5 to 40 percent, depending on the type and location. Small utility easements along the rear of a lot usually have little impact. Larger access or conservation easements that limit what you can build may lower the value significantly.

The Appraisal Institute requires licensed appraisers to factor easements into their market value assessments. Here is a general guide to how different types affect value:

If you are buying a property, always ask whether any easements exist before making an offer. The presence of an easement is not always a dealbreaker, but you should know what you are agreeing to before you sign.

How to Find Out If Your Property Has an Easement

You can find out if your property has an easement by reviewing your deed, checking your title insurance policy, searching county land records, or hiring a licensed land surveyor to conduct a boundary or ALTA survey. Easements are recorded in public records and will appear on a professional survey.

Steps to check for easements on your property:

1. Read your property deed. Easements are often described in the legal description section near the back of the document.
2. Review your title insurance policy. Your title policy lists all known easements that existed at the time of purchase.
3. Search county records. Most county clerk or recorder offices have searchable online databases. You can look up your parcel by address or parcel number.
4. Request an ALTA survey. This is the most thorough survey type and is required to reveal all recorded and visible easements on a property.
5. Hire a licensed land surveyor. A surveyor will physically locate easements on the ground and mark them on a legal map of your property.

If you are buying a home, request a survey before closing. A standard title search alone may not catch every easement, especially older ones that were never formally recorded.

Can an Easement Be Removed?

Yes, an easement can be removed, but doing so is a legal process. The most common methods are a written release from the easement holder, a merger of both properties under the same owner, abandonment, expiration, or a court order. Any removal must be recorded with the county to be legally effective.

Here is how each method works:

• Written release. The easement holder signs a formal agreement giving up their rights. Both parties must record the release with the county.
• Merger. If the same person comes to own both the property with the easement and the property that benefits from it, the easement ends automatically.
• Abandonment. If the easement holder stops using it and clearly shows they have no intention of using it again, a court may find it abandoned.
• Expiration. Some easements are created with an end date. Once that date passes, the easement is no longer valid.
• Court order. If an easement is being used beyond what it was intended for, a court can modify or terminate it entirely.

Removing an easement always requires updating the property deed and filing the change with your county recorder’s office. Consulting a real estate attorney is strongly recommended before starting this process.

Frequently Asked Questions

Does an easement give someone the right to own my land? 

No. An easement is only a right to use a specific portion of your land for a defined purpose. Full ownership stays with you. The easement holder cannot sell the land, transfer title, or build permanent structures in the easement area unless the original agreement specifically allows for it.

Do I have to tell a buyer about an easement when selling my home? 

Yes. Most states require sellers to disclose all known easements as part of the property disclosure process. Failing to disclose can create legal liability after the sale is completed.

Can I put a fence on part of my property that has an easement? 

It depends on the type of easement. Utility easements usually prohibit any permanent structure, including fences. Some access easements permit a fence with a gate. Always read the original easement document carefully and speak with a licensed surveyor or real estate attorney before building near an easement area.

Who takes care of the land within an easement? 

This depends on the terms of the easement. Utility companies maintain their own infrastructure within utility easements. For shared access easements, maintenance responsibilities are usually spelled out in the agreement. When nothing is written down, disputes over upkeep are common and may need to be settled through legal action.

How long does an easement last? 

Most easements are permanent and continue indefinitely with the land. Some are created with a fixed end date or a condition that, once met, automatically ends the easement. Always read the original document to understand the specific terms that apply to your property.

A Land Surveyor is essential whenever you plan on building a house, buying or selling a property, or dividing your property amongst your children. Many land surveyor made it down to history. In fact, three of the four faces carved in Mt. Rushmore are land surveyors (Presidents George Washington, Thomas Jefferson and Abraham Lincoln were all three surveyors, Teddy Roosevelt was not.). Others popular names were Daniel Boone, Meriwether Lewis and William Clark (Lewis & Clark), Sir George Everest, Charles Mason & Jeremiah Dixon (of the Mason-Dixon Line fame) and author Henry David Thoreau practiced for a time in Concord, Massachusetts.

What is a Land Surveyor?

A land surveyor is a person with the academic qualifications and technical expertise to measure and plot the lengths and directions of boundary lines and the dimensions of any portion of the earth’s surface (including natural and other structures). That definition is quite a mouthful, but in actuality the field of surveying (geomatics) includes many other facets.

If you plan to purchase a lot, build your dream house, divide your property to your children, or simply want to know the details of a land property, a land surveyor is the best person to help you out. A land surveyor locates the boundary of your property and the location of your home within that boundary to determine if there are any encroachments by your neighbors onto you or vice versa. Common encroachments are fences, driveways, etc.

These days a land surveyor in the United States is regulated and licensed by the various state governments. In Georgia, the Georgia State Board of Licensure for Professional Engineers and Land Surveyors was established in 1935 to protect the public.  A land surveyor’s duty is “to safeguard life, health, and property, and to promote the public welfare by providing for the licensing and regulation of persons in the practices of engineering and land surveying. This purpose is achieved through the establishment of minimum qualifications for entry into the professions of engineering and land surveying, through the adoption of rules defining and delineating unlawful or unethical conduct, and through swift and effective discipline for those individuals or entities who violate the applicable laws or rules.”

How to become a land surveyor?

As of 2007, a newly licensed land surveyor is required to finish a four year degree in surveying or a closely related field, a four to eight years of on-the-job training under a licensed practicing surveyor. In addition to that, licensed land surveyors are mandated to attend 15 hours of continuing education annually to ensure that they are kept updated with the new know-hows that would help them on their professional growth.

What does a land surveyor do?

As part of a standard lot or mortgage survey of a property, expect your land surveyor to review tax maps, aerial maps, deeds, subdivision plats, zoning ordinances, subdivision regulations and possibly even flood maps. For a typical lot survey, the subdivision plat is the most important of these because it tells the exact dimensions of your lot and the relative location of your property corners. The surveyor uses this to locate and/or re-establish your property corners.

In the field, a land surveyor will search for your property corners along with some of your neighbors’ corners. If yours can’t be found, they’ll measure the distances and angles between all of the points, locate the improvements on your property, including your house, pool, out-buildings, retaining walls, fences, driveways, sidewalks, and other home improvements. Other improvements like sanitary sewer mains, storm drainage ways, overhead power lines and the like are located because these might indicate an easement across the property. The plat should show these, but may not in all cases.

Once all of the field information is gathered, the crew chief takes the field notes and prepares a preliminary sketch of the work. This is passed along to a draftsperson who prepares the final outline for your use. The draftsperson will check all of the maps mentioned earlier to make sure that all building setback lines and easements are shown on the draft. The surveyed distances and directions are compared to the plat distances and directions as well. Any discrepancies or encroachments are shown on the drawing. Your lawyer may use the draft to determine if any other legal work is needed during the closing. The mortgage company or the bank may also use the survey for their records.

So now, what do you have for your money. You have a drawing which shows your house on your lot. You should have stakes and/or flagging by all of your property corners. Make sure you know where they are located. The actual corner is marked by an iron pin or pipe of some sort. (The type of monument should be shown in your survey drawing.) You might also want to take a look at them at least once a year to make sure they’re still there. (Even animals mark their territory more often than that.)

For more specific information about what type of survey you need, Contact your local land surveyor at LaGrange Land Surveying at  (706) 407-2722 or fill out a Contact form request.

Boundary Survey Defined

Let’s first define boundary surveying. Boundary surveying is the verification of property lines of a parcel of land as detailed in the description in the deed. It may also show all the structures found on the property including any easements and encroachments, and also the restrictions imposed by local governing authorities.

To avoid unnecessary expenses and free you from frustrations brought by unexpected lawsuits, it is vital to conduct a boundary survey in the LaGrange area before purchasing or selling a parcel of land. A survey is also required before subdividing a lot, building structures or improving the property to make sure that you don’t end up having to move a building or resolve a boundary dispute with your neighbors.

Other Uses of a Boundary Survey

A boundary survey may also help you identify whether you are located in a floodplain, which would mean you are required to obtain flood insurance. A boundary survey in LaGrange is also very helpful in completing the requirements for a mortgage loan from a lending institution, which includes checking the accuracy of the description of the property in the deed and the presence of improvements, easements, and any encroachments.

Boundary Survey Costs

The cost of a LaGrange boundary survey depends on several factors, some of which can only be determined once the work has begun. Some factors are size of the lot, the terrain, the vegetation type, the season of the year (which greatly affects the growth of vegetation). The work begins with the deed research that can be started with the deeds or abstracts that the landowner may possess and can extend as much as going to the courthouse and putting together the pieces of the deed. The job could get more complex if the property involved has been passed on through several owners over the years. Some may have sold off a portion of the parcel or may have added to adjacent lots. The more of these additions and subtractions can significantly impact the complexity of the work to be done, which consequently adds to the survey cost.

Boundary Survey Drawing

After the boundary survey is done, a landowner should expect to get a survey drawing that contains a sketch of the survey findings and the legal description of the property. It is also expected that proper markings of the property lines and corners have been placed, which are usually bright-colored ribbons or paint, wooden stakes, or concrete monuments. Others survey projects may or may not include a drawing or report, depending on the services agreed upon.