A property survey is a professional measurement and mapping of a property's boundaries, dimensions, and physical features, performed by a licensed land surveyor. Surveys translate the property's legal description from words on paper into a visual map showing exactly where the property lines are on the ground — and what exists within and near those boundaries. For buyers, a survey answers the fundamental question: "What exactly am I buying, and where does it start and end?"
Several types of surveys exist, each with different levels of detail. A boundary survey identifies and marks the property corners and boundary lines. A location survey (or mortgage survey) shows the property boundaries plus the location of major improvements (buildings, driveways, fences). An ALTA survey — the most comprehensive type — meets national standards and includes boundaries, improvements, easements, encroachments, rights of way, setback lines, flood zones, and other detailed information. A topographic survey adds elevation contours — useful for construction and drainage planning.
Surveys reveal physical conditions that a title search of public records cannot detect. A fence built 3 feet over the property line, a neighbor's driveway crossing your land, a building too close to the setback line, or a structure built on an easement — these are all encroachment issues that only a survey would reveal. This is why title insurance policies include a standard exception for "matters a survey would disclose" — if no survey is obtained, the policy does not cover these physical issues.
Lenders may require a survey for certain transactions, particularly for properties without a recent survey on file, new construction, properties with known boundary issues, and commercial transactions. Even when not required, surveys are recommended for properties with irregular lots, waterfront boundaries, shared driveways, or improvements near boundary lines.
At Beycome Title, we can recommend qualified surveyors in Florida and Texas for your transaction. The survey results are reviewed as part of our title examination, and we use the survey to potentially remove the standard survey exception from the title insurance policy — expanding your coverage. Get your free title quote.