Whether you're buying your first parcel of land or you're a
seasoned investor, understanding how to read a land survey is essential. Land
surveys show you the exact boundaries, easements, and features of a
property—helping you avoid costly surprises after closing. Here's how to read
one like a pro, in five simple steps.
1. Understand the Basics of a Survey
Start by identifying what kind of survey you’re looking at.
Common types include:
Boundary Survey: Defines the exact property lines.
Topographic Survey: Shows elevation, slope, and natural
features.
ALTA/NSPS Survey: A detailed survey typically used in
commercial transactions, showing improvements, easements, utilities, and
encroachments.
Each survey includes a title block (with who conducted the
survey, date, and scale), a legend, and north arrow. These help you interpret
everything else on the map accurately.
2. Locate the Property Boundaries
One of the most important pieces of a land survey is the
boundary line—usually marked with solid lines and labeled with measurements.
Look for:
Bearings (compass directions like N 89° W)
Distances (in feet or meters)
Monuments or markers (metal pins, stakes, or posts noted as
“found” or “set”)
Check that the legal description (metes and bounds or
lot/block numbers) matches what’s in the deed or title report.
3. Identify Easements and Setbacks
Easements grant someone else limited use of part of your
land, like utility companies or access roads. These are usually labeled and
shown as dashed or dotted lines.
Common types include:
Utility Easements
Ingress/Egress Easements (access)
Drainage Easements
Setbacks (required building distances from property lines)
may also appear—especially on surveys tied to development or building permits.
Knowing where you can and can't build is critical.
4. Check for Encroachments and Improvements
Look for any structures (houses, sheds, fences, driveways)
and whether they encroach over boundary lines or easements. This could be a red
flag.
A good survey will show:
Existing buildings and their distance to lot lines
Fences or walls that may be off-boundary
Driveways, wells, or septic systems
If there are encroachments, consult with your title company
or real estate agent before closing.
5. Use the Survey with Other Documents
A land survey isn’t standalone—it should be used alongside:
The title report (to confirm
legal access and rights)
The deed (to verify the legal
description)
Zoning maps (to understand land
use rules)
Together, these documents give you a full picture of what
you're really buying. If anything looks off or unclear, don’t hesitate to ask
the surveyor for clarification or request a walk-through.
Final Thought: Knowledge is Leverage
Knowing how to read a land survey gives you confidence and
leverage when buying land. It protects you from unexpected disputes, helps you
plan any future improvements, and ensures you’re getting exactly what you’re
paying for—no surprises.
If you’re currently looking at a parcel in Missouri, Kansas,
or Arkansas, and need help interpreting a land survey, feel free to reach
out—we’re happy to help walk you through it.