Not All Land Surveys Are the Same. Here Is How to Tell

Most people think a land survey is simple. You call someone, they come out, you get a document. But there is a catch. Surveys come in several types. Each one is built for a different situation. Picking the wrong type can delay a home closing, cause permit problems, or leave you without what you needed.

If you own property, knowing the difference saves time. It can also prevent a lot of back-and-forth with your lender or contractor.

Here is a look at the most common survey types and when each one fits.

Boundary Survey

A boundary survey is what most homeowners order. It finds the legal edges of your property. The surveyor checks deed records and county files, then locates or sets markers at your corners.

When most people say they need a survey, this is what they mean. The result is a stamped map called a plat of survey. It shows your lot lines and dimensions. That map becomes the official legal record of your boundaries.

You need a boundary survey when:

• You are buying or selling a home
• You want to build a fence and need to know exactly where your line sits
• You have a dispute with a neighbor over where the property ends
• You need to confirm your lines before starting a project

In Nevada, a boundary survey for a typical home lot runs between $500 and $2,500. Lots with odd shapes or rough terrain tend to cost more.

Topographic Survey

A topographic survey does not focus on where your property ends. It maps what the land looks like on the inside. That means elevation changes, drainage, slopes, trees, and any structures already on the site.

Engineers and architects need this to plan a build. If your lot has a slope, or you are adding a structure, the people on your project will ask for one. They need it before they can start designing.

In Nevada, topographic surveys usually run between $1,000 and $3,500. Bigger and more complex properties cost more.

ALTA Survey

An ALTA survey is the most detailed survey you can order. It covers property lines, easements, utilities, improvements, flood zone data, and zoning details. All in one document.

Lenders and title companies ask for ALTA surveys on commercial properties. They need the full picture before they approve a loan or issue title insurance. Most homeowners will never need one. But if you are buying a commercial building or an investment property, your lender will likely require it.

ALTA surveys cost roughly 50 to 200 percent more than a boundary survey. In Nevada, most start around $1,500 and go up based on the scope of work.

As-Built Survey

An as-built survey happens after construction is done. It records what was actually built. It shows where each structure sits and whether the finished work matches the approved plans.

Think of it this way. The original plans show what was supposed to be built. The as-built shows what was actually built. If a wall ended up in a slightly different spot, this survey captures that. Many permit offices and lenders want one before they sign off on the project. Check with your permit office in Clark County before wrapping up any major build or renovation.

Subdivision Survey

A subdivision survey is used when someone wants to split one piece of land into two or more separate lots. It creates new legal descriptions and draws new boundary lines. Those documents get filed with the county.

You need this when you are splitting land to sell, dividing it between family members, or preparing parcels for development. It takes more work than a boundary survey. That is because it changes the official property record.

Which Survey Do You Actually Need?

The easiest way to find out is to call a licensed surveyor. Tell them what you are trying to do. Not the type of survey you think you need. Just your situation. A good surveyor will tell you which type fits and what it will cost.

This table can help before you make that call:

For context, the United States runs over 1.5 million land surveys every year. More than 45 percent of those are for homes and residential projects. Surveys are a normal part of owning and developing property.

If you have questions, call Henderson Land Surveying at (702) 289-4176.