A land survey is an important process that precisely determines property boundaries and can uncover issues that may impact your home remodel or addition project. There are several reasons why your home remodel may require a land survey before starting construction.

What is a Land Survey?

A land survey, also known as a boundary survey, is a detailed measurement of your property’s boundaries and features conducted by a licensed land surveyor. The surveyor will carefully map out the perimeter of your land and mark it with property markers or stakes. The survey will also take into account:

Property lines and setbacks
Easements and right-of-ways
Encroachments from or on adjacent properties
Topography and elevation
Location of existing structures and buildings
Vegetation like trees or bushes

The completed land survey provides a legally binding record of the exact boundaries and measurements of your property. This is represented on a property plat or map along with the surveyor’s official seal.

Why Get a Land Survey Before Remodeling?

Here are some key reasons why a land survey is recommended before starting any major home renovations or additions:

Confirm Exact Property Lines

One of the main reasons for getting a survey is to confirm the exact legal property lines and borders of your land. Property lines may not always be obvious from a casual inspection or even from old plat maps. Fences, hedges or structures like sheds may not accurately represent the true boundary lines. A survey will clearly map out the legal extent of your property using precise measurements. This prevents errors, violations and encroachment issues during construction.

Check for Encroachments

A survey can identify if any adjacent structures like a neighbor’s fence or garage are illegally encroaching on your property. Likewise, it can reveal if any part of your home or structures extends beyond your property lines. This needs to be settled before remodeling to prevent disputes or requiring removal of new construction after the fact.

Comply with Setbacks and Easements

Most areas have zoning and building code setbacks that require a minimum distance between your property lines and any new structures like additions. A survey will pinpoint the exact setbacks and help with proper planning. It can also identify any defined public or private easements for utilities, drainage or access that must be accounted for in the remodeling plans.

Establish Topography

The survey will map out important topographical features on your property. This includes any grade changes, slopes, hills or depressions. This is crucial data for foundation planning, drainage and determining if anyearthwork or retaining walls may be required.

Locate Underground Utilities

A survey can provide useful information on the location of any underground public utilities like sewer, water and electrical lines. While utility locating services should still be hired before any digging, the survey clues you in on utility right-of-ways and potential connection points.

Assess Tree Impact

If large trees are close to the location of your planned addition, a survey will provide exact measurements of the trunk location and size. You can then better assess if protected root zones might be disturbed and if any trees may need to be removed or replaced.

Provide Legal Documentation

The official property plat from a certified land survey provides legal evidence of your property boundaries. This protects you from disputes with neighbors and provides necessary documentation for the permitting process. The survey may also be required for the title insurance or financing related to your project.

When is a Land Survey Needed?

Here are some typical situations when a land survey is strongly recommended before starting remodeling or home additions:

Building a sizable addition, especially multi-level
Expanding your footprint with bumpouts or enclosed patios
Finishing an attic, basement or garage into livable space
Constructing outbuildings like a detached garage or guesthouse
Remodeling could impact a setback or easement
Property lines are unclear or in dispute
Hilly terrain or drainage issues require grading
Mature trees are close to construction area
Home additions within Historic or Landmarked districts
Converting income property into condos or apartments
Building near the maximum allowed lot coverage
Lender requires up-to-date survey for financing
No record of a recent survey for the property
Existing survey markers unclear or missing
Subdividing property or adjusting lot lines

In most cases, if the remodel is contained within the interior and does not expand the footprint or height, a survey may not be needed. However, when in doubt, consulting with your architect, engineer or contractor is best to evaluate if a survey could prevent costly problems down the road. For major renovations, the small upfront investment is usually worth the peace of mind from having certified property lines.

How is a Land Survey Performed?

Professional land surveyors use a combination of high-tech equipment, research and site analysis to complete an accurate property survey:

Planning and Research

The surveyor will begin by collecting legal documents like the prior deed, existing survey of the property, subdivision plat maps, tax maps, and zoning ordinances. This provides a base understanding of the property boundaries prior to fieldwork.

Site Analysis

The property is inspected to look for any evidence of existing survey markers, iron rods, concrete monuments, fences or structures that may indicate boundaries. Vegetation, terrain and accessibility are also analyzed.

Locating Reference Points

The surveyor will use known reference points and markers either on your property or on adjoining properties as a starting point. These known fixed positions are used to then determine the unknown property lines.

Advanced Surveying Equipment

Electronic total stations and GPS equipment are used to precisely measure angles and distances. Robotic total stations can be accurate to within a centimeter of accuracy. GPS coordinates are checked against ground markings.

Marking Boundaries

Boundaries and points of interest confirmed by the survey data are visibly marked using stakes, flagging, paint or pins. This shows the footprint of the property.

Drafting the Plat Map

The collected survey data and markings are used to produce a detailed plat map of all the property lines, easements, structures, and features within the boundaries.

Once complete, the registered land surveyor will stamp and certify the plat map or plat of survey, making it an official legal document displaying the boundaries.

How Much Does a Land Survey Cost?

A basic land survey will generally cost between $300 and $700 on average for a standard sized single-family residential lot up to 1 acre in size. Here are some factors that can increase the cost of a property survey:

Larger lot size over 1 acre – $700-$1200+
Difficult terrain like steep slopes or dense vegetation – $500-$1500+
Extensive research required beyond basic deed and title review – $400-$600
Rural acreage or raw land with less defined references – $1000+
Tracking down missing boundary monuments or installing new markers – $300-$1000
Non-standard shaped lots or lengthy perimeter boundaries – $800-$2000+
Pushback or objections from neighbors disputing lines – $1200-$5000+
High cost of living areas like San Francisco or New York City – $1000-$2500

More complex surveys for very large land parcels, confirming subdivision lines, or settling major boundary disputes can cost $5,000 or more.

However, for typical residential remodeling projects, most standard surveys are relatively affordable, especially considering the value they provide. In some cases, your local zoning office can also provide basic boundary maps for free or low cost based on public records.

How Long Does a Residential Survey Take?

A regular property survey for a standard single-family home lot takes about 1-3 days to complete. The process includes:

Planning and initial research – 1/2 day
Fieldwork on property – 1-2 days
Processing data and drafting plat map – 1-2 days

However, work schedules and weather can add time, especially if staking property lines andFlags need to be placed when digging into frozen ground is difficult. Likewise, overgrown lots or limited access can prolong the fieldwork. For very large or rural properties and those with less defined boundaries, the entire process may take up to 5 days or longer.

Rush orders are often available for an added fee, allowing basic surveys to be completed within one day, assuming favorable conditions. So for the typical home remodel situation, you should plan on at least several days but likely no more than 1-2 weeks from initial request to getting the finished plat map. Communicating any timeline expectations to the surveyor when requesting a quote can help ensure the work fits your project schedule.

Can I Do My Own Land Survey?

In some very limited cases, it may be possible for homeowners to do informal surveying of their property themselves. However, there are some important risks and disadvantages:

Lack technical skill with real surveying equipment
Property markers can legally only be placed by licensed surveyor
Measurements may be inaccurate
Does not stand up in court as legal documentation
May not reveal encroachments from neighbors
Mortgage lender likely will not accept it

Hiring an experienced professional land surveyor is recommended in almost all cases to get an accurate, legally defensible survey. However, you can request they provide you with the raw data points and actual boundary markings so you fully understand where your lines are. This can help you also spot check their work if desired.

For DIY reference, you can document approximate measurements, terrain, vegetation, and any found property markers. Just avoid relying on this data for final plans or construction.

How to Find the Right Land Surveyor

Here are some tips for finding a reputable land surveyor for your home remodel or addition project:

Check licensing: Make sure they are properly licensed in your state and insured.
Look for relevant experience: Find someone familiar with residential work and your type of project.
Seek referrals: Ask your architect, engineer, real estate agent, or contractor for recommendations. Also check online reviews.
Interview several firms: Get proposals from 2-3 surveyors and compare scope, pricing, and timeframes.
Verify credentials: They should have proper certification through the National Society of Professional Surveyors.
Request sample work: Ask to see examples of past plat maps and survey data.
Discuss boundaries: Are they willing to walk the property with you and explain boundary markings?
Be present for survey: Offer to be available to provide access and clarification while they are surveying.
Compare turnaround time: Factor in when you need the survey completed for your remodel plans.
Get it in writing: Have a formal written contract or agreement in place before work begins.

What to Communicate to Your Surveyor

To get the most useful land survey, be sure to communicate the following details to the surveyor:

Type of remodel or addition project planned
Access requirements to the property and any limits
Preferred timing or deadline needs
General budget or cost concerns
Any particular points of confusion or disputes you want addressed
If staking of boundaries and marking is needed
Expected format for survey data and plat map delivery

The surveyor may also request:

Any existing survey maps, deeds, tax maps, etc.
Contact info for adjacent property owners
Construction plans for the project if available
Photos highlighting any areas of concern
Special requests like tree plotting or topography mapping

Being responsive to requests and staying in touch while the survey is being completed helps avoid delays and ensures all required data is captured.

What to Do Once You Have Your Land Survey

Once the land survey is complete, make sure to permanently archive the survey map and any raw survey data. Confirm that boundary markings on the property itself match the survey and are clearly visible.

It’s also wise to do the following:

Review the survey for any surprises or concerns.
Discuss the implications of the survey on your plans with your architect or contractor.
Address any encroachments or easements revealed.
Adjust project design to conform with property lines and setbacks.
Resolve any disputes that are uncovered.
Inform your insurance company of updated property lines if needed.
Provide copies of the survey to your permitting office.
Keep the survey accessible as a reference during construction.

Completing a land survey is an important early step when planning significant home remodeling projects. A small upfront investment in a survey can prevent expensive headaches resulting from boundary and encroachment issues. In most cases, a standard residential survey is straightforward and relatively affordable for the peace of mind it provides before constructing your dream renovation.

Does a Home Remodel Require Permits?

Expanding or renovating your home is an exciting project. However, before starting demolition or construction, it is important to understand if your remodeling plans require obtaining permits. Here is what you need to know about permits for home remodels and additions:

What Building Permits Are and Why They Are Required

Building permits are required by local municipalities for construction projects to make sure all work meets zoning codes and is structurally safe. Permits involve plan reviews, on-site inspections, and code compliance processes.

Some key reasons permits are needed for home remodels include:

Adherence to building, electrical, plumbing, and mechanical codes
Zoning rules like allowable size, height, and setbacks are followed
Safety issues are avoided
Nuisance complaints and damages to neighbors are minimized
Property taxes and insurance are adjusted if value is increased

Work done without permits can risk fines, project delays, and even tearing down new construction. Unpermitted projects may also complicate selling the home later. Overall, permits protect homeowners and provide important oversight by knowledgeable building officials.

Typical Home Remodeling Projects Requiring Permits

Permit requirements can vary by local jurisdiction, but generally permits are needed for:

Additions and extensions, including bump-outs and enclosed patios
Conversions like garage, attic, or basement living space
Major kitchen and bath renovations
New decks, covered porches, and accessory structures
Swimming pools, hot tubs, outdoor kitchens
New driveways, sidewalks, retaining walls over 24 inches tall
Electrical, lighting, HVAC and plumbing work
Demolishing walls or expanding door/window openings
Fireplace, stove, and chimney work
Installation of backup generators, solar panels or wind turbines
Sprinkler systems, security and low-voltage systems
New water/sewer connection or septic system
Significant structural alterations like removing load-bearing walls

Most cosmetic updates like flooring, cabinets, countertops and painting do not require permits. However, always check your local codes for specifics. Getting the proper permits is mandatory anytime structural, mechanical or zoning compliance is involved.

How to Get Permits for a Home Remodel

The permitting process typically involves:

Researching Local Requirements

Contact your municipal building department to learn about permit needs for your specific project type and scope. Requirements can vary across different cities, counties and states.

Preparing Plans

Formal drawings and plans are usually required showing existing and proposed floorplans, elevations, structural details, and utility connections. An architect, engineer or draftsperson can help prepare project plans.

Submitting Permit Application and Fees

Permit applications must be completed with all necessary information. Application fees based on project scope will also need to be paid.

Getting Plan Approval

The permit office will review project plans to verify compliance with building codes and issue an approved permit if all requirements are met. Some minor projects may not need full plan approval.

Scheduling Inspections

Your contractor will need to coordinate inspections by the building department at strategic stages during the remodel, including final inspection upon completion.

Displaying Permit Card On-site

The approved permit card must be visibly posted at the house during construction. This displays proof of proper permitting.

Overall, the permitting process helps ensure your remodel meets all safety and zoning regulations. Taking time to get required permits prevents legal issues down the road.

When are Permits Not Required for Home Remodeling?

Permits are generally not required for minor remodeling or maintenance tasks that do not impact structural, electrical, plumbing or mechanical systems. Examples of updates typically exempt from permitting include:

Painting, wallpapering, and hanging art
Installing carpet or tile flooring
Replacing cabinets without reconfiguring
Upgrading countertops
Replacing light fixtures and switches in same location
Adding insulation in walls or attic
Replacing siding or roofing with same materials
Swapping out sink/tub without moving drain/supply lines
Modular furniture assembly and shelving
New HVAC filters or upgrading thermostat

However, always double check with your local building department, as some areas still require permits for limited scope projects. They can clarify exemptions for your specific scenario.

What Information is Needed for a Home Remodel Permit?

Typical documents and details required for a home remodel building permit application include:

Homeowner name, address and contact information
Contractor information may be required for major renovations
Overview of project scope and key details
Existing and proposed floor plans highlighting changes
Relevant elevation drawings or sections if exterior impacted
Structural plan proposed for load-bearing changes
Details on electrical, plumbing, and mechanical systems affected
Energy efficiency calculations and HVAC equipment specs if changed
Engineered drawings for structural elements like foundations, walls, beams
Specifications on construction materials to be used
Site plan showing location on property and setbacks

The specific permit documents and drawings required depends on the nature and scale of the remodeling project. The local building department can clarify exactly what needs to be submitted with the application.

Having all required paperwork, plans, and fees ready helps speed up permit approval so remodeling can begin.

Tips for Smooth Permitting When Remodeling Your Home

Follow these tips to help make the permitting process go smoothly for your home remodel:

Read permit requirements early and allocate enough time for approval.
Hire an experienced architect or designer familiar with permit process.
Provide the permit office with as much detail as possible.
Highlight any complex structural changes on plans for easy review.
Be available to answer questions or make revisions to plans if needed.
Maintain open communication with your contractor and permit

Does Your Home Remodel Need a Land Survey?