There are five main types of land surveys used. Each one serves a different purpose. The most common types are boundary, topographic, ALTA/NSPS, construction, and subdivision surveys. The right type depends on your goal, such as buying commercial property, building a structure, or dividing land.
Knowing the different types of land surveys helps you make better property decisions. In Atlanta, each survey type has a specific legal or practical purpose. Choosing the wrong one can cause delays, extra costs, or legal problems.
What Are the Main Types of Land Surveys?
The main types of land surveys are boundary, topographic, ALTA/NSPS, construction, and subdivision surveys. Each type is built for a specific situation. A licensed land surveyor can help you decide which one fits your project, your property size, and any legal requirements before work begins.
Here are the five most common types used:
- Boundary Survey
- Topographic Survey
- ALTA/NSPS Land Title Survey
- Construction Survey
- Subdivision Survey
Boundary Survey
A boundary survey finds the exact legal lines of a property. A licensed surveyor checks deed records and places markers at each corner. In Atlanta, this is one of the most requested survey types for homeowners, investors, and anyone dealing with a property dispute or encroachment issue.
A boundary survey shows the legal edges of a piece of land. A licensed surveyor studies old deed records, plat maps, and on-site measurements to find exactly where the property begins and ends.
What a boundary survey includes:
- Legal property lines with physical corner markers
- Easements and rights-of-way affecting the property
- Any encroachments from neighboring structures or land
- A survey drawing usable in legal proceedings
This survey is often needed when property owners disagree about where one property ends and another begins. About one in ten suburban property owners will face a boundary-related dispute at some point.
Topographic Survey
A topographic survey maps the shape of the land and its features, including slopes, trees, streams, and existing structures. Engineers and architects use it to plan grading, drainage, and site design. It is also required before most Land Disturbance Permits are issued anywhere in Georgia.
A topographic survey shows what the land looks like. It records the height of the land at different points and notes features like trees, waterways, and roads.
What a topographic survey maps:
- Elevation changes and slopes across the property
- Streams, drainage ditches, and low-lying areas
- Trees, natural terrain, and vegetation
- Existing roads, structures, and utility lines
The Georgia Environmental Protection Division requires a Land Disturbance Permit for any land-disturbing activity of one acre or more. A topographic survey is needed to support that application.
ALTA/NSPS Land Title Survey
An ALTA/NSPS survey is the most detailed type of land survey available. It meets national standards set by the American Land Title Association and the National Society of Professional Surveyors. In Atlanta, lenders and title companies require this survey for commercial real estate purchases and most refinancing transactions.
An ALTA/NSPS survey is used mainly for commercial property. It combines elements of several survey types into one complete document required by lenders and title companies before a commercial property can be bought or sold.
What an ALTA/NSPS survey covers:
- Property boundaries and full legal descriptions
- All recorded easements and rights-of-way
- Encroachments and improvements on the property
- Zoning classification and access to public roads
According to the American Land Title Association, close to 40% of commercial real estate closings in the United States require this survey type to meet lender and title insurance standards.
Construction Survey
A construction survey places physical markers on a property to guide contractors during building. It turns approved engineering plans into on-the-ground reference points. In Atlanta, construction surveys are needed before breaking ground on any new building, road, or utility installation to ensure accurate placement from the very start.
A construction survey, also called construction staking, is done during the building process. It takes approved design plans and marks them on the actual ground so builders know exactly where to dig, pour, and build.
What construction staking covers:
- Foundation and footing placement markers
- Road and driveway alignment stakes
- Utility trench locations
- Grade and elevation control throughout the build
The American Society of Civil Engineers reports that poor staking during construction leads to hundreds of millions of dollars in rework costs across the United States each year.
Subdivision Survey
A subdivision survey divides one large piece of land into two or more smaller lots. Each lot gets its own legal description and boundary lines. In Atlanta, a subdivision survey must be approved by the county and recorded with the Clerk of Superior Court before any lot can be sold.
A subdivision survey is used when someone wants to split land into separate parcels. This is common for developers, investors, and families dividing inherited property.
What a subdivision survey includes:
- Legal division of land into individual lots
- A recorded plat map filed with the county
- Internal roads, shared easements, and rights-of-way
- Compliance with local zoning and minimum lot size rules
Under Georgia law (O.C.G.A. 15-6-67), a subdivision plat must be approved by the county planning department and recorded with the Clerk of the Superior Court before any divided lot can be legally sold.
How to Choose the Right Type of Land Survey
To pick the right type of land survey, start by identifying your goal. Are you planning a construction project, dividing land, or buying commercial property? A licensed land surveyor can review your situation and recommend the exact survey type that fits your legal and project needs.
The best way to choose is to speak with a licensed land surveyor. They will review your deed, your property records, and your project goals before making a recommendation.
Ask yourself these questions before you call:
- What do I need this survey for?
- Does my lender or title company require a specific type?
- Am I dividing land or starting a new project?
- Do I need a recorded plat or just a basic location drawing?
Frequently Asked Questions
What is the difference between a boundary survey and a mortgage survey?
A boundary survey sets the legal property lines and can be used in court. A mortgage survey only shows where structures sit on a property for lending purposes. It cannot be used to settle a property line dispute.
What survey is needed for commercial real estate?
Most lenders and title companies require an ALTA/NSPS Land Title Survey. It is the most complete survey type and meets national standards for commercial transactions.
How long does a land survey take?
Most residential surveys take one to two weeks. ALTA/NSPS and subdivision surveys can take three to six weeks depending on the research and any county review requirements.
Land Surveyors are professionals who make precise measurements to determine the size and boundaries of a piece of real estate. While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject: