What is a land survey?

A land survey is a report in the form of a map showing the location of a parcel of real property. The map will also show the location of visible improvements on and adjacent to the property.

How is a land survey performed?

The land surveyor's responsibility is to locate on the ground the boundaries of the land described in the deed. The surveyor also examines and maps various visible and apparent man-made and natural features as required for the purpose of the survey. Recorded deeds and maps are investigated along with the information and documentation supplied to the surveyor by the owner or title company. Additionally, extensive data gathering is preformed at and around the site.

Why are land surveys so important?

Prior to the closing on your new home purchase, a land survey provides important information to you as the buyer. The survey map will show the limits of the land you are purchasing and identify any conflicts in your deed. It will also allow you to see if improvements such as driveways, fences, wells or even dwellings encroach over the property lines. Any existing property corner markers found by the surveyor will also be shown on the map.

What should consumers request when they buy a home or other property?

Buying a home is usually the single largest purchase you will ever make! It makes sound financial sense as well as good common sense to protect this important asset. A land survey prepared by a licensed Profession Land Surveyor is a cornerstone of protection and preservation of home ownership. Remember, a lender's Policy protects the bank but not the homeowner. As you make the major investment of purchasing a home you should insist on an Owner's Policy of Title Insurance with the Survey Endorsement and a current land survey certified to you.

Who can do a land survey?

In New Jersey a land survey may be performed and signed only by a professional land surveyor licensed by the State Board.

What are the requirements to be a professional land surveyor?

New Jersey law to be licensed as a land surveyor an individual must complete a 4 year course in higher education in surveying including mathematics and science studies, in a state-approved curriculum: must have 3 years practical experience: and must pass a 16 hour written examination conducted by the State Board of Professional Engineers and Land Surveyors. To maintain a license the land surveyor must complete 24 hours of continuing education every 2 years.    

How do land surveys identify title to property?

Land surveys identify the record title lines of your property. The survey map shows the limits of the land that you are purchasing. A land survey certified to you provides critical information which, when used with title insurance, allows the buyer to make informed decisions and negotiate with the seller to correct any defects prior to the purchase. 

What are the “no survey, survey” endorsements and survey affidavits, and how do they put consumers at risk?

The so-called “no survey-survey” endorsement is used in some cases as a substitute for a survey endorsement in mortgage documents. The survey affidavit is a sworn statement given by a property seller that there have been no changes in the boundaries or improvements of a property since the last survey. A land survey by a licensed land surveyor gives the best assurance of accurate property description and depiction of current conditions to support title and back property claims in legal disputes.

Why have I been asked if I want property markers?

In the course of performing a survey in New Jersey, State law requires that a land surveyor place permanent markers at all property corners where none currently exist. You may sign a written waiver instructing the surveyor to omit this work.

Why should I not waive the marking of property corners?

Boundary lines shown on a survey map of the property may be difficult to locate accurately on the ground without markers denoting the corners of the property. Placing markers helps to avoid future disputes and enables you to identify the physical location of your property.

What is title insurance and how do land surveys strengthen it?

Title insurance is insurance that protects against disputes and claims over property, such as a disputed claim over a property boundary. In New Jersey, title insurance is generally required from home buyers and other property investors by mortgage lenders. Generally, unless a title insurance policy is specifically endorsed to cover the homeowner/property buyer, it is written to protect only the lender. About 80% of all title insurance is issued in behalf of mortgage lenders. To protect themselves home buyers should insist on a professional land survey and an owner’s title insurance policy.

What is an elevation certificate, why would I need one?

An elevation certificate is a Federal Emergency Management Agency (FEMA) form required by insurance agencies to asses a property for flood insurance premiums. FEMA has produced mapping, Flood Insurance Rate Maps that establishes the potential of flooding on property. The elevation certificate reports elevations, based on NAVD 1988 datum, for specific features of a structure for comparison with the FEMA established base flood elevation. 

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