A boundary survey is one of those things most people only think about when something goes wrong. A neighbor puts up a fence. A contractor needs a permit. A deal falls through at closing. Suddenly, the exact location of a property line matters more than it ever did before.

If you are considering getting one, here is everything you need to know before you pick up the phone.

What a Boundary Survey Actually Does

A boundary survey gives you the legal location of your property lines. A licensed land surveyor visits your property, reviews historical deed records and prior plats, takes precise measurements, and produces a signed document showing exactly where your land begins and ends.

That document is called a plat. It carries legal weight. Courts, lenders, title companies, and local governments all accept it as the official record of your property boundaries.

What it shows:

• The exact location of each property corner
• The measured distances between corners
• Any encroachments, meaning structures or fences that cross your boundary line
• Easements, such as utility lines or access routes that run through your property
• The relationship between your boundary and neighboring parcels

One thing worth knowing: a boundary survey is not the same as a mortgage survey. A mortgage survey is a basic location sketch used by lenders to confirm what is described in a deed. It is not legally binding and cannot be used for construction, permitting, or resolving disputes. If you need legal certainty about your property lines, a full boundary survey is what you need.

When Do You Actually Need One?

You do not need a boundary survey every few years. Most homeowners only need one when a specific situation calls for it. Common reasons include:

Before building a fence. Many neighbor disputes start because someone assumed where the property line was. A boundary survey removes the guesswork before anything goes in the ground.

Before adding a structure. Sheds, garages, pools, and home additions must meet local setback requirements. Those setbacks are measured from your actual property line, not from where your fence sits or where you think the line is.

When buying land. A prior survey done for a previous owner may be outdated or inaccurate. If you are purchasing property, having a current boundary survey gives you a clear picture of what you are actually buying.

When a property line is disputed. If a neighbor questions where the line falls, a licensed survey is the only document with legal standing to settle it.

When applying for certain permits. Some municipalities require a current boundary survey as part of the permitting process for new construction.

How Much Does a Boundary Survey Cost?

In Alabama, a standard residential boundary survey typically costs between $500 and $1,500. That range covers most single-family lots. Larger properties, rural acreage, heavily wooded land, and parcels with complex boundary histories will cost more.

Nationally, the average runs between $500 and $1,200 for a residential lot under one acre, with surveyors billing at $220 to $450 per hour for their time in the field and office.

Several things affect the final price:

Lot size. More land takes more time to survey. Larger parcels generally cost more.

Shape. A rectangular lot with four clean corners is straightforward. An irregular lot with many sides, angles, or curves takes longer.

Terrain. Wooded, sloped, or hard-to-access land adds field time and difficulty.

Prior records. If a recent, accurate survey already exists for the property, a surveyor can use it as a starting point. If no prior survey exists, or if the old one is unreliable, research takes longer and costs more.

Missing corners. When original property corners have been removed, buried, or disturbed over the years, the surveyor has to reconstruct their location from surrounding evidence. That adds time.

The best way to get a realistic number is to contact a licensed surveyor directly. Give them your address, parcel ID, approximate lot size, and the reason you need the survey. Most will provide an estimate from there.

What Happens During the Survey Process?

Most residential boundary surveys take one to three weeks from scheduling to final delivery. The process has three main stages.

First, the surveyor does records research. This means pulling your deed, reviewing any prior plats, and looking at historical documents that help establish where your boundary lines were originally set. This happens before anyone sets foot on the property.

Second, the survey crew visits your property. They locate existing corner markers, take field measurements, and document any improvements, fences, or encroachments. This typically takes one to two days for a standard residential lot.

Third, the office work begins. The field data is processed, calculations are checked, and the final plat is drafted. Once it is reviewed and signed by the licensed surveyor, it is delivered to you as your official legal document.

Who Can Legally Perform a Boundary Survey?

In Alabama, only a licensed Professional Land Surveyor can legally establish or re-establish property boundaries. That is not a formality. It is a requirement under state law.

An unlicensed survey has no legal standing. It cannot be used for permits, real estate transactions, or court proceedings.

Before hiring anyone, ask to see their current PLS license. You can also verify a surveyor’s license through the Alabama State Board of Licensure for Professional Engineers and Land Surveyors at albels.alabama.gov.

A few other things worth confirming before you hire:

• They carry professional liability insurance, sometimes called errors and omissions coverage
• They will provide a written scope of work and a fee estimate before starting
• The final plat will be signed and sealed by the licensed surveyor of record

Frequently Asked Questions

Will the surveyor mark my corners with stakes? 

Yes. A standard boundary survey includes physical corner markers, usually iron rods, placed at each property corner. These give you visible reference points on the ground.

Can I use a county GIS map or an online tool to find my property lines? 

Those tools can give you a rough estimate, but they are not legally binding and are often inaccurate at the parcel level. They are useful for general reference, but they are not a substitute for a licensed boundary survey.

Does a boundary survey expire? 

There is no set expiration date, but a survey can become outdated if property conditions change, new improvements are added, or boundaries are altered. If your existing survey is more than ten to fifteen years old and you are planning construction or a sale, it is worth having a licensed surveyor assess whether a new one is needed.

What is the difference between a boundary survey and a property survey? 

These terms are often used interchangeably in everyday conversation. Technically, “property survey” is a broader term that can refer to several types, including mortgage surveys and topographic surveys. When you need legal boundary lines confirmed, ask specifically for a boundary survey.