If you own land, you have probably heard the phrase “land survey” before. But did you know there are several different types of land surveys? Each one has a specific job to do. Using the wrong type can slow down a home sale, block a building permit, or leave a property dispute unsettled. Knowing which survey you need before you start will save you time and money.
In Maryland, only a licensed professional registered with the Maryland Board for Professional Land Surveyors can legally perform a land survey.
Boundary Survey
A boundary survey is the most common type ordered. It shows exactly where your property begins and ends. The surveyor studies old deed records and property maps before going to the site. Then they place physical markers, usually iron rods, at the corners of your property.
You need a boundary survey when you want to build a fence, add onto your home, or apply for a building permit. It is also needed when you and a neighbor disagree about where your property line is, or when you are buying raw land.
One thing to keep in mind: a boundary survey and a mortgage survey are not the same thing. They look similar on paper, but they serve very different purposes.
Mortgage Survey (Location Drawing)
When you buy a home, you usually get a document at closing called a location drawing. Many people think this is a full survey, but it is not. A mortgage survey is made for your lender and title company. It simply confirms that the home sits on the right piece of land.
You cannot use a location drawing to settle a property dispute, get a building permit, or split a piece of land. If you need legal proof of where your property lines are, you will need a full boundary survey instead.
Topographic Survey
A topographic survey, or topo survey, focuses on the land itself rather than property lines. It records hills, slopes, drainage patterns, trees, buildings, and other features. The surveyor creates a detailed map that shows how the land rises and falls using contour lines.
Architects and engineers use this type of survey to plan buildings, roads, and drainage systems. You would need one before grading a yard, designing a landscaping project, or submitting a site plan to your county planning office.
Maryland has many types of terrain, from flat shoreline along the Chesapeake Bay to steep hills in the western part of the state. A topo survey helps builders and planners understand exactly what they are working with before a project starts.
ALTA/NSPS Land Title Survey
The ALTA/NSPS survey is the most detailed and complete survey you can get. It follows a strict national standard set by the American Land Title Association and the National Society of Professional Surveyors. The current version of this standard was updated in 2021.
This survey covers everything: property lines, easements, buildings, encroachments, and more. It is mostly used for commercial real estate deals. Before a bank will lend money on a commercial property, it almost always requires an ALTA survey. Title companies also need it before they will issue insurance on a commercial property.
Because this survey takes more time and includes more detail, it costs more than a standard boundary survey.
Construction Survey (Staking)
A construction survey is used before any digging or building begins. The surveyor reads the building plans and then places stakes in the ground to show workers exactly where to build. These stakes mark things like foundation corners, road edges, and utility lines.
This type of survey is needed before building a home, a commercial building, or a large addition. It is also used when putting in roads or underground pipes.
Without proper staking, a structure could end up crossing a property line or breaking local setback rules. Fixing that kind of mistake after construction is finished can be very expensive.
Subdivision Survey
A subdivision survey is used when someone wants to split one piece of land into two or more separate lots. Each new lot gets its own legal description. In Maryland, a licensed surveyor creates a subdivision plat, which must be approved by the county planning office before it is officially recorded.
This survey is needed when family members want to divide inherited land, when a landowner wants to sell part of their property, or when a developer is creating new lots for homes or businesses. Each county in Maryland has its own rules about minimum lot sizes and how subdivisions must be set up.
As-Built Survey
An as-built survey is done after a building project is complete. It compares what was actually built to what was originally approved. Most Maryland counties require this survey before they will issue a final certificate of occupancy. It confirms that the building is in the right location, within the required setback lines, and matches the approved plans.
Special Purpose Survey
Some surveys do not fit neatly into any of the categories above. These are called special purpose surveys. Common examples include:
- Elevation certificates for FEMA flood zone compliance
- Right-of-way surveys for roads or utility lines
- Hydrographic surveys along Maryland’s rivers, tidal waters, and Chesapeake Bay shoreline
- Legal surveys prepared for use in court during a boundary dispute
Even though these are called “special purposes,” they must still meet the same professional standards as every other survey type in Maryland under COMAR 09.13.06.
