Hiring a Land Surveyor: Types of Surveys, Quotes, What to Ask
Updated · See the full land survey cost comparison
- Ask for a boundary survey with corners staked, unless a lender or attorney names a different type. A cheaper 'mortgage survey' can't be used to set a fence.
- Verify the license on your state board's website. Every state licenses surveyors; an unlicensed 'survey' is worthless.
- Two or three quotes are normal. Wide gaps usually mean different scopes — ask whether staking, a recorded drawing and easement research are included.
- Give the surveyor your deed, the plat, any old survey and the location of pins you've found. It shortens the research and can lower the price.
Name the job, not the product
Surveyors sell several different things, and the cheapest one is often the wrong one. Instead of asking “how much for a survey,” tell them what you’re doing:
| You’re doing… | You want a… | Typical cost |
|---|---|---|
| Building a fence, wall, shed, addition | Boundary survey, corners staked | $350–$1,200 |
| Closing on a mortgage | Whatever the lender specifies — often a mortgage / location survey | $250–$500 |
| Settling a disagreement with a neighbor | Boundary survey, and tell the surveyor there’s a dispute | $500–$1,500 |
| Designing a house, driveway or drainage on a slope | Topographic survey (usually with boundary) | $1,000–$3,000 |
| Splitting a parcel | Subdivision survey and recorded plat | $1,500–$5,000+ |
| Buying commercial property, or a commercial lender asks | ALTA/NSPS survey | $2,000–$6,000+ |
| Flood insurance | Elevation certificate | $400–$900 |
A mortgage survey is the one people get burned by. Lenders accept it because it shows the house is roughly where it should be. It doesn’t set corners and often carries a disclaimer that it can’t be used for fences or improvements.
What the quote should say
- The type of survey
- Whether corners will be monumented (pins set where missing) and staked/flagged so you can see them
- Whether you get a sealed drawing, and whether it will be recorded with the county
- Whether easements and encroachments are researched and shown
- Lead time and a rough field date
- Price, and what would change it (missing monuments, difficult access, records problems)
Quotes for the same lot can vary 50%. Most of the gap is scope — one firm includes staking and a recorded plat, another quotes the bare minimum. Line them up before choosing on price.
Check the license
Every state licenses land surveyors, and the license number appears on the seal. Look it up on the state board’s website before you sign anything; it takes two minutes. A survey crew can include unlicensed technicians, but the licensed surveyor signs and is responsible for the result. If the person quoting you can’t give you a license number, move on.
Ways to pay less
- Do the legwork. Bring the deed, the plat, any prior survey of the property, and tell them where you’ve found pins. Research is billable time.
- Ask neighbors. If an adjoining lot was surveyed recently, the same firm has the control points already and can often quote less.
- Off-season. Late fall and winter are slower; leaves are down, which helps on wooded parcels.
- Bundle. If you’ll need a topographic survey for a project, get it with the boundary survey — the crew is already there.
- Don’t ask for rush unless you need it.
On the day
The crew needs access to all corners, including through gates and along fences. Let neighbors know people will be near the line with equipment; it prevents confusion. Afterward, walk the corners with the flags in place and take photos — flags disappear within weeks, and photos of the pins with landmarks make them easy to find again.
Estimate a quote before you get one. The land survey calculator builds a pro estimate from a low, typical or high base price plus the add-ons above, so you'll know what a fair number looks like.
Frequently asked questions
What kind of survey do I need?
For a fence, a structure, a dispute or a sale: a boundary survey. For a lender at closing: whatever the lender specifies — often a mortgage or location survey, which is cheaper and less precise. For building on a slope or designing drainage: a topographic survey. For commercial property or a commercial lender: an ALTA/NSPS survey. Tell the surveyor what you're trying to do; they'll name the product.
How do I find a licensed surveyor?
Your state's licensing board (usually the board of professional engineers and land surveyors) has a public lookup. The National Society of Professional Surveyors and your state's surveyors' society list members. Title companies, real estate attorneys and fence contractors all keep a short list of surveyors they trust — ask them.
How long does it take to get a survey done?
One to three weeks from ordering in most markets, sometimes four to six in spring and summer or in fast-growing areas. Field work itself is a few hours. If you have a closing or permit date, say so when you call — some firms offer rush service for a premium.
Can a survey be wrong?
Rarely, but yes. Surveyors carry liability insurance for exactly this. If a survey turns out to be in error and it costs you, the surveyor's insurer is the remedy — one more reason a licensed professional is the only sensible choice for a line that matters. If two surveys disagree, the surveyors usually confer and resolve it; if they can't, it becomes a legal question.
Should I get a survey before buying a house?
Yes, if the lot has any fence, driveway, shed or structure near a line, or if the seller can't produce a recent survey. Title insurance typically excludes boundary problems that a survey would have revealed. A $500–$750 survey before closing is cheap compared to discovering the garage is on the neighbor's land after.
What is the difference between a boundary survey and a mortgage survey?
A boundary survey locates and marks the actual corners to survey precision and produces a sealed drawing you can build, sell or litigate from. A mortgage (or location) survey, which lenders often require at closing, is a cheaper, less precise check that improvements are roughly where they belong. It usually can't be used to set a fence or resolve a dispute, and often says so on its face.
What is included in a land survey?
A boundary survey normally includes records research, locating or re-setting the corner monuments, marking them with stakes or flags, and a sealed drawing showing the boundaries, corners, easements, encroachments and major improvements. Staking a line between corners, recording the drawing with the county, and topographic detail are typically extra. Ask exactly what's in the quote.
Who pays for a survey when buying a house?
Usually the buyer, since the buyer is the one who benefits, though it's negotiable and varies by region. In some states and with some lenders a survey is a standard closing cost; in others it's optional and the buyer decides. If the seller has a recent survey, ask for it — it may be usable or may reduce the cost of an update.
How long is a land survey good for?
There's no expiry, but a survey reflects the property on the day it was done. Lenders and title companies typically want one less than 5–10 years old, and a new fence, addition or neighboring construction can make an older survey incomplete. If the monuments are still in place, updating a recent survey costs less than a new one.
Is a land survey tax deductible?
Not for a personal residence. For an investment or business property, a survey is usually added to the property's cost basis rather than deducted, and a survey done as part of a sale is a selling expense. Ask a tax professional about your situation.
Sources
- Surveyors (SOC 17-1022), Occupational Employment and Wage Statistics , U.S. Bureau of Labor Statistics, 2026-04
- How Much Does a Land Survey Cost? , HomeAdvisor, 2026-09
- Land Survey Cost Guide , Angi, 2026-09
- ALTA/NSPS Land Title Survey Standards , National Society of Professional Surveyors, 2026-09
- Measuring tape and metal detector pricing , The Home Depot, 2026-09
Figures last reviewed . See how we estimate.