Know Your Lines: House Location Survey vs. Boundary Survey
Buying a home is one of the biggest investments you’ll ever make. You’ve checked the HVAC, admired the kitchen backsplash, and measured for your sofa—but do you actually know where your property begins and ends?
In the world of real estate, "surveys" are often mentioned in the mountain of closing paperwork, but many buyers don't realize there are different types. Specifically, you’ll likely hear about a House Location Survey and a Boundary Survey.
Let’s break down what they are, why they matter, and which one is right for you.
What is a Land Survey?
At its simplest, a land survey is a professional drawing of a piece of property. Think of it as a "map of ownership." A licensed surveyor visits the property, uses specialized equipment to take measurements, and creates a legal document that shows the property’s dimensions and any physical features like houses, sheds, or fences.
Why Do You Need One?
Knowledge is power. A survey protects you from "surprises" that could lead to expensive legal battles later. It answers questions like:
Does the neighbor’s fence sit on my land?
Is my driveway actually on the neighbor’s property?
Are there any "easements" (rights for others to use your land, like utility companies)?
Does the house meet local zoning "setback" requirements?
House Location Survey vs. Boundary Survey: What’s the Difference?
While they sound similar, they serve very different purposes.
House Location Survey (The "Quick Look")
This is the most common survey used during a home purchase.
What it is: A sketch that shows the house and major structures in relation to the property lines.
The Purpose: It’s primarily for your lender and title company. They want to ensure that the house is actually located on the lot you are buying and that there are no major encroachments.
The Catch: It is not accurate enough to be used for construction. It gives you a general idea of where things are, but it won’t pinpoint your exact property corners to the inch.
2. Boundary Survey (The "Deep Dive")
A Boundary Survey is much more comprehensive and involves a higher level of precision.
What it is: A highly accurate map where the surveyor physically locates (or installs) permanent markers (like iron pipes or stakes) at every corner of your property.
The Purpose: This is the gold standard for homeowners. If you plan to build a fence, add an addition, or install a pool, you need a boundary survey.
The Catch: It takes more time and costs more than a location survey because the surveyor has to research historical records and perform more intensive field work.
Should a Home Buyer Choose to Pay for a Survey?
In many real estate transactions, a basic House Location Survey is required by the lender. However, we often get asked: "Should I upgrade to a full Boundary Survey?"
The short answer: Yes, if you plan to change the property.
If you are buying a home and envisioning a new privacy fence or a backyard renovation, paying for a Boundary Survey now can save you thousands in the future. There is nothing worse than building a $10,000 fence only to find out it's six inches onto your neighbor's yard and having to tear it down.
You should also consider a full survey if:
The property has irregular shapes or odd angles.
There are disputes or confusion about where a fence or driveway sits.
The property is large or has significant acreage.
The Bottom Line
A survey is like an insurance policy for your property lines. While a House Location Survey satisfies the bank, a Boundary Survey provides you, the homeowner, with total peace of mind.
Before you head to the closing table, talk to your agent about which survey is right for your goals. It’s a small price to pay to know exactly where your "home sweet home" begins!
