Everything You Need to Know About Raw Land Surveys

Purchasing a parcel of raw land doesn’t have to be an overly complicated process. However, there are certain things that buyers should know before they finalize the land purchase. And one of those things is a land survey. Many first-time land buyers wonder if they need a land survey. And if they do need one, how much does it cost, and what type of survey do they need?

These are all good questions, and the answers to each will help make an informed land purchase. So let’s dive in and discuss everything you need to know about raw land surveys. 

What is a Land Survey?

There are many types of land surveys, but the most common type in the land-buying world is a boundary survey. This provides you with the exact boundaries of the property, including any features. This can determine if that pond near the edge of the land is fully on your property or if you share it with the person who owns the parcel next door.

Land surveys are usually done before the buyer and the seller close on the deal, as part of the buyer’s due diligence process.  

Determining if You Need a Land Survey

While surveys are very important when purchasing a home or land with buildings on it, the requirements aren’t so strict if you’re buying raw land surrounded by other parcels of raw land. That said, there are still some instances where you’ll want a survey done. It really depends on what you’re going to use the land for and how you’re financing the purchase.

Buying With a Third-Party Loan

If you’re getting a loan to purchase the land through a third-party lender, you’ll probably need a survey to secure the loan. This is part of the process of getting title insurance, which is a must-have for most traditional lenders. 

Generally, this will be an ALTA survey, which stands for American Land Title Association. These are the most common types of surveys for home buyers. In fact, they’re often called mortgage surveys. Depending on the lender, you may or may not need an ALTA survey to purchase raw land.  

Buying Land for Building

If you’re planning on building something on your land, whether it be a home or a commercial building, you’ll want a survey done. Often, site-plan surveys are required before you can get a building permit. These make sure that the proposed buildings don’t encroach on your neighbor’s land.

Purchasing Land for a Subdivision

If you’re buying a large plot of land to split into smaller parcels for a subdivision, you’ll need a subdivision survey. These smaller plot boundaries need to be determined and filed with the recorder’s office.

Determining Easements

An easement on your land could require you to allow access through or on the property to a third party. Having a land survey done can determine if there are any easements, and if so, what they are exactly. Some typical easements include allowing the power company access for building and maintaining power lines (either above or underground). This could affect where you’re able to build and even how high you can allow your trees to grow on certain parts of the property. Another typical easement involves allowing the neighbor to use your land to get to theirs, typically on an existing road. 

Purchasing Land for Camping or Holding

If you’re not planning on building anything on the land, you may decide that a survey isn’t worth the extra cost at the time of purchase. Using the land for camping or hunting a few times a year won’t require a survey — especially if there are no buildings, fences, or other manmade features around for miles. The same can be said if you’re planning on holding onto the land and selling it later for a profit.

Not getting a land survey does carry some amount of risk, but if there aren’t fences, buildings, roads, or power lines around, that risk is diminished. Still, surveys for raw land aren’t very expensive, so you may want to get one done no matter what you’re using the land for. This can help ensure you aren’t surprised after you purchase the property. 

How Much Do Land Surveys Cost?

The cost of land surveys varies depending on many factors. Some of these include the type of survey, the size of the land, and where said land is located. The most common land surveys — those done for small plots of land designed for residential use — range from $400 to $1200. 

The larger the land, the more it will cost, since surveyors generally charge by the hour. Plus, the shape of the land will come into play. For example, a parcel shaped like a square or a rectangle will be quicker to survey than one shaped like a pentagon, provided they’re of similar size.

The location of the land will also help determine the cost of a survey. For example, surveys for parcels for sale in the up-and-coming Twentynine Palms, CA, area will cost less than a survey for land in Los Angeles, CA, where land prices are among the highest in the nation.    

How Long Does a Land Survey Take?

A land survey for a residential-sized lot shouldn’t take more than a couple of hours once the surveyor arrives on-site. Obviously, for larger pieces of land, the survey will take longer. A ten-acre plot of land could take several days to survey. 

Once the survey is done, it can take anywhere from a few days to a few weeks to get the report, depending on the size and complexity of the property.  

Can You Use an Existing Survey?

When dealing with raw land, an existing survey may be just as good as a new one. This is because many plots of raw land are just that — raw. And the purpose of a survey is to record and account for any changes on or near the property. So if the land you want to purchase has an old survey, and it’s clear that no one has built anything on or near the land, you may just skip the new survey. 

The old survey should provide you with all you need to know — until you decide to build on the property. At which point, you’ll need a construction and/or a site-planning survey to get the construction rolling. 

Conclusion

In most instances, you’ll want to get a survey done to determine the exact legal boundaries of your land. This can prevent confusion or issues with your neighbors, making sure you know where you can and can’t build. This even includes things like fences, which need a survey before they’re built on the property lines. 

However, if you’re not planning on building and the adjacent properties are vacant, you may decide that you don’t need a survey, or that an existing survey is enough for your purposes. This carries some risk, so it’s up to you to determine if that is a risk you’re willing to take. Given the relatively low cost of having a survey done, many land-buyers get one done as part of their due diligence before buying!