Buying property without Survey

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Buying property without Survey

Mak J.
Member since 2018 · 234 posts · 44 votes

I am in contract for a Single Home 2007 built. The owner does not have a survey. Contract states buyer to pay for survey. I will be paying cash. Do I really need a survey to be done? My plan is to rent it out long

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Tom GimerBusiness Member
DMV · Member since 2017 · 3k+ posts · 3k+ votes
6y

Without a title report and a visual inspection of the land, it’s tough to answer that question. Are there neighbors, fences, garages, sheds, decks, or other structures? Are there easements, right of way, set-backs, minimum building restriction lines? Whenever this question comes up and these factors exist my answer is always yes, spend a couple hundred dollars on the survey in order to get max value out of the owners title insurance policy.

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  • Wayne Brooks
    Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
    6y

    Probably not....but you never know until you done.

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  • Mak J.
    OP
    Member since 2018 · 234 posts · 44 votes
    6y

    So what are consequences and issues which may pop up from the survey records? Does not the county have plot dimensions and boundaries? 

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  • Tom GimerBusiness Member
    DMV · Member since 2017 · 3k+ posts · 3k+ votes
    6y

    Without a title report and a visual inspection of the land, it’s tough to answer that question. Are there neighbors, fences, garages, sheds, decks, or other structures? Are there easements, right of way, set-backs, minimum building restriction lines? Whenever this question comes up and these factors exist my answer is always yes, spend a couple hundred dollars on the survey in order to get max value out of the owners title insurance policy.

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  • Jay HinrichsBusiness Member
    Real Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
    6y
    its a very regional answer in my mind.. out east with tracks of land so old i think its mandatory..
    in texas everyone surveys.  on the west coast if your in a lot and block subdivision visual inpsection is usually OK


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  • Peter Walther
    Specialist · Winter Springs, FL · Member since 2009 · 1k+ posts · 747 votes
    6y
    Without a survey you can have a problem with your improvements encroaching on a neighbor's property, a neighbor's improvement's encroaching on your property or confusion over where the boundary lines are actually located.  Just because there's a fence behind the house doesn't mean that's where the boundary line is.  In my experience getting a survey, certified to you, is almost always a good idea.
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  • Andrew SyriosPro Member
    Moderator
    Residential Real Estate Investor · Kansas City, MO · Member since 2014 · 10k+ posts · 5k+ votes
    6y

    Surveys are rarely done on single family purchases (and usually not on multifamily for that matter) as they are quite expensive. Usually they are only performed if there is a question about easements, property boundaries or something like that. I think we've only done one since I've been out here in KC (9 years). Are you sure you need one?

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  • Peter Walther
    Specialist · Winter Springs, FL · Member since 2009 · 1k+ posts · 747 votes
    6y

    In my opinion buying property, other than a condo, without a survey is as shortsighted as not getting a title policy, I believe that's why lenders normally require both.  In addition, I assume the title policy you receive contains the standard exception for survey matters so if a problem comes up that would have been shown by a survey it won't be covered by the policy.  Basically you've elected to self insure for those matters.  As far as the cost, I just purchased a survey for a vacant lot I own and it cost $300. 

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  • Alex Olson
    Real Estate Broker · Kansas City Metro · Member since 2015 · 2k+ posts · 1k+ votes
    6y
    Originally posted by @Mak J.:

    I am in contract for a Single Home 2007 built. The owner does not have a survey. Contract states buyer to pay for survey. I will be paying cash. Do I really need a survey to be done? My plan is to rent it out long

    What part of the country and what part of town? This matters because if it is urban core and dense there is something on file.

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  • Mak J.
    OP
    Member since 2018 · 234 posts · 44 votes
    6y

    I am from Houston,TX. House is in planned community

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  • Guy Gimenez
    Investor · Corpus Christi, TX · Member since 2012 · 2k+ posts · 1k+ votes
    6y

    Simple answer is yes. You can't get boundary coverage in your title policy without a survey. Don't step over a dollar to save a dime. 

    1Reply
  • Anne Williams
    Member since 2018 · 73 posts · 13 votes
    6y

    @Peter Walther, so I'm considering buying a condo and my attorney is suggesting that I do a survey, but I don't think I will need it because I don't have any outside land. Would you agree?

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  • Peter Walther
    Specialist · Winter Springs, FL · Member since 2009 · 1k+ posts · 747 votes
    6y
    Originally posted by @Anne Williams:

    @Peter Walther, so I'm considering buying a condo and my attorney is suggesting that I do a survey, but I don't think I will need it because I don't have any outside land. Would you agree?

    I've purchased multiple condos and have never purchased a survey.  I do review the Dec of Condo since it generally has an as built survey as an exhibit as well as an exhibit showing the location of the units.  I've worked on multiple title claims where the unit numbers on the doors don't conform with what's shown on the exhibit and the insured was upset when I explained that just because they're living in a unit they don't own is not a covered claim under the policy.

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  • Tom GimerBusiness Member
    DMV · Member since 2017 · 3k+ posts · 3k+ votes
    6y

    @Anne Williams Surveys are generally not undertaken on condos. There is already a drawing recorded in the land records.

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  • Rich Ramjatan
    Contractor · Bronx, NY · Member since 2020 · 27 posts · 15 votes
    6y

    @Mak K.

    Always a good idea to have an updated survey of the property .

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