The short answer
- A boundary survey answers one question: where exactly are my property lines? The surveyor locates or sets the corners and draws the lines.
- A property survey (often called a mortgage or improvement survey) shows the lines plus the house, garage, fences, driveway and easements in relation to them.
- If you're building near a line, order a boundary survey. If a lender or title company is involved, ask them which survey they require.
On this page
Side-by-side comparison
- Main question
- Boundary surveyWhere are the legal lines and corners?
- Property surveyWhere are the lines, and what sits on or near them?
- Corner pins
- Boundary surveyFound, and set if missing
- Property surveyOften found and shown; setting pins may be extra
- Buildings and improvements
- Boundary surveyOnly those close to a line
- Property surveyHouse, garage, fences, driveways and other structures
- Easements and setbacks
- Boundary surveyShown when they affect the lines
- Property surveyTypically shown, especially for a lender or title company
- Typical reasons
- Boundary surveyFences, additions near a line, neighbor disagreements, missing pins
- Property surveyBuying, selling or refinancing; title insurance; permits
- Who usually asks for it
- Boundary surveyOwners, contractors, cities issuing fence or building permits
- Property surveyLenders, title companies, buyers
| Boundary survey | Property survey | |
|---|---|---|
| Main question | Where are the legal lines and corners? | Where are the lines, and what sits on or near them? |
| Corner pins | Found, and set if missing | Often found and shown; setting pins may be extra |
| Buildings and improvements | Only those close to a line | House, garage, fences, driveways and other structures |
| Easements and setbacks | Shown when they affect the lines | Typically shown, especially for a lender or title company |
| Typical reasons | Fences, additions near a line, neighbor disagreements, missing pins | Buying, selling or refinancing; title insurance; permits |
| Who usually asks for it | Owners, contractors, cities issuing fence or building permits | Lenders, title companies, buyers |
Exact names and standards vary by state and by surveyor. The surveyor will confirm what their survey includes.
What a boundary survey is for
A boundary survey is about the lines themselves. The surveyor researches your deed and plat, the deeds of the lots around you and any earlier surveys, then searches the ground for the corner monuments. Where the records and the evidence on the ground agree, the line is confirmed; where they don't, the surveyor applies the rules for resolving the difference and documents the result.
Choose a boundary survey when the question is where you can build or fence, when a neighbor disagrees about the line, or when the corners have gone missing. Ask for the line to be staked or flagged if you're about to build along it.
What a property survey is for
A property survey adds the picture of what's on the lot. It shows how far the house, garage, fences and other improvements sit from each line, plus easements and building setback lines when they're relevant. That's what lenders and title companies want to see: whether anything crosses a line or sits where it shouldn't.
Choose a property survey when you're buying, selling or refinancing, when a title company wants to remove a survey exception from your policy, or when a permit asks you to show existing structures.
Other survey terms you'll hear
- Plat: the recorded map of a subdivision showing how lots were laid out. Useful research, but not a current survey of your lot.
- Plot plan: a drawing for a building permit showing where a new house or addition will sit on the lot.
- Title survey: a survey prepared for a real estate closing that reflects the matters in the title commitment.
- ALTA/NSPS survey: the detailed national-standard title survey used mostly for commercial property.
- Topographic survey: a map of ground elevations and features, used for design and drainage.
- Legal description: the written description of the property's boundaries used in deeds.
Which survey do you need?
- Building a fence, deck, pool or addition near a line → boundary survey with staking
- Buying a home → ask your lender and title company; usually a property survey
- Disagreement with a neighbor → boundary survey (and a real estate attorney if it escalates)
- Splitting a lot → lot split survey and the drawings your city or county requires
- Flood insurance → elevation certificate (a different job from either of these)
- Commercial purchase or loan → ALTA/NSPS survey
Tip: Not sure? Describe what you're doing in your request. A licensed surveyor will recommend the right survey — and can often combine work so you don't pay twice.
Common questions
Is a property line survey the same as a boundary survey?
Yes. "Property line survey" is the everyday name for a boundary survey.
Can one survey cover both the lines and the house?
Yes. A property survey includes the lines, and many surveyors can add staking or new pins to the same job. Ask for both up front so the quote reflects it.
Will a boundary survey show my house?
Not necessarily. A boundary survey focuses on the lines and corners and usually shows only structures close to a line. Ask for a property survey if you need the house and improvements shown.
Which one costs more?
A property survey usually involves more work because it locates improvements too, but the property itself — records, corners, terrain — affects cost as much as the survey type.