Reading a Property Survey Before Building a Fence

What a survey is

A property survey is a scaled drawing, prepared by a licensed surveyor, showing the boundaries of a parcel and often the buildings and features on it. Several kinds exist. A boundary survey focuses on the lot lines and corners. A mortgage or location survey, sometimes provided at closing, is usually less detailed and is often not meant to be used to place a fence. An ALTA or similar comprehensive survey shows more but is more common for commercial work. Terms vary regionally, so look at the title block to see what you actually have.

If you want a fence on or near the line, a recent boundary survey, or staked corners from a surveyor, is generally the most reliable foundation. It is more trustworthy than assumptions about where an old fence or hedge sits.

What you will usually see on the drawing

• The boundary outline, with each side labeled by a length and a direction. Directions often appear as bearings, such as “N 45° E,” which describe angles relative to north or south.
• Corner markers, sometimes called monuments, such as iron pins, rebar or concrete markers, with a legend showing which were found and which were set.
• Buildings, driveways, decks and other structures, with distances to the lines.
• Easements and rights-of-way, drawn as dashed lines with widths and notes. These matter because they can limit where a fence goes, as covered in our easements piece.
• Existing fences, often with notes on whether they lie inside or outside the boundary, or along it.
• Setback lines, sometimes shown if the surveyor included them.
• The legal description, a written definition of the parcel that matches your deed.
• A north arrow, scale and date, plus the surveyor’s name, license number and seal.
• Notes, which can reveal important qualifications about the work.

Read the notes. They may mention that a corner marker was not found, that a line is approximate, or that an encroachment was observed. Those items are exactly what a fence builder needs to know.

Using the survey to place a fence

1. Locate the markers on the ground. Find the corner pins, using a metal detector if needed since they are often buried a little below the surface. If one is missing, a surveyor can reset it.
2. Connect the corners. Stretch string between markers to see the real boundary line, then compare it to existing features.
3. Decide on an offset. Many owners set the fence slightly inside the line, so the posts, rails and footings are fully on their own land. How much room is sensible depends on the design and local rules.
4. Mark your own layout. Put stakes or paint at gate locations, corners and line posts. Our notes on property line measuring and fence corners discuss turning plans into positions.
5. Check for conflicts. Compare your layout against easements, setback and height limits, utilities, and any neighbor’s structures.
6. Share the plan. Give the surveyed layout to your contractor and your homeowners association if one applies, since approval requests often ask for a site plan.

Common problems and surprises

• The old fence is not on the line. Fences are often misplaced, sometimes by a lot. Rules about what that means legally, including long-standing use of land, differ by place, so a lawyer can advise if you find a discrepancy.
• Encroachments. A neighbor’s driveway, shed or landscaping may cross the line, or yours may cross theirs. Raise this calmly and early. The topic overlaps with neighbor fence disputes.
• Missing or moved markers. Construction, utility work and landscaping can disturb them. Do not guess; ask a surveyor to reestablish them.
• An outdated survey. If the lot has been split, or the survey predates new work or recent changes to boundaries, it may not reflect current conditions. Check the date and compare with recent recorded documents.
• Confusing the plat with a survey. The recorded subdivision plat shows lot shapes in general, but a field survey is what verifies your corners.

When to hire a surveyor

If you have no survey, if markers are missing, if the line is disputed, or if the fence will be on the line itself, hiring a licensed surveyor is generally money well spent compared with rebuilding a fence. Cost varies with parcel size, terrain and region, so ask for quotes. A shared boundary fence may be a good moment for both owners to agree on the line together; see the discussion of the shared boundary fence for how costs and ownership tend to work.

A survey does not replace permits, utility marking or association approval, but it is the base for all of them. Surveying standards and legal effects vary by jurisdiction, so confirm details with a local professional.