What Pennsylvania Homeowners Should Understand About Property Surveys

As real estate and boundary dispute attorneys serving Pennsylvania, we’ve seen firsthand how a small misunderstanding about a property line can quickly escalate into a costly and emotionally draining legal battle. The single most effective defense against these disputes is a comprehensive, professional property survey. If you own a home or are considering purchasing one in Pennsylvania, understanding what a survey is and why you might need one is critical to protecting your investment.

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Article Summary:

What is it?	A legal document prepared by a licensed surveyor that precisely defines your boundaries and identifies all improvements, easements, and encroachments.
Should I get one?	Yes. It is the only reliable defense against boundary disputes and is crucial when buying property or planning construction.
Key Takeaway	Don't rely on old deeds or assumptions. A current, accurate survey protects your property rights and prevents costly legal issues.

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What is a Property Survey?

A property survey is far more than just a map. It is a legally recognized document that precisely defines the boundaries of your property.

Prepared by a licensed professional, a survey:

1. Locates and describes your property's boundary lines, corners, and monuments (physical markers like iron pins or concrete markers).

   
   

2. Identifies the precise location of any structures, easements (rights-of-way granted to others), encroachments (structures crossing the boundary), and utilities on the land.

   
   

3. Interprets the official legal description found in your deed, reconciling it with the physical evidence on the ground.

A quality survey provides a clear, undeniable picture of what you own, where it begins, and where it ends.

Should a Homeowner Have a Survey?

The short answer is yes. While a survey is not legally required for every property transfer in Pennsylvania, relying solely on your deed's description or an old plot plan is risky.

The Risks of "Good Enough"

• Old or Vague Deeds: Many older Pennsylvania deeds use vague descriptions based on "metes and bounds" (e.g., "running 100 feet to an oak tree") that are often difficult to interpret today or rely on markers that no longer exist.

  
  

• Title Insurance Exclusions: While title insurance protects against many defects, standard policies often exclude coverage for issues that would have been revealed by a proper survey (e.g., boundary disputes or unrecorded easements).

A current survey is the only way to obtain the full assurance that you know exactly what you own.

How to Find a Qualified Land Surveyor

Finding the right professional is key to obtaining a reliable survey. In Pennsylvania, you must hire a Professional Land Surveyor (P.L.S.) who is licensed and registered with the Pennsylvania State Board of Professional Engineers, Land Surveyors and Geologists.

Tips for Vetting a Surveyor:

• Check Licensing: Confirm their P.L.S. status.

  
  

• Ask for References: Look for surveyors with experience in your specific township, borough or county, as they will be familiar with local records and common boundary practices.

  
  

• Request an Estimate: Get a detailed proposal that outlines the scope of work and the deliverables (maps, legal description, etc.).

  
  

• Verify Insurance: Ensure the surveyor carries professional liability insurance (Errors & Omissions).

Essential Elements of a Quality Survey

A quality survey, often referred to as a Boundary Survey or ALTA/NSPS Survey (especially for commercial properties), should include:

Element	Description
Legal Description	A precise, updated description of the property boundaries.
Monuments	Location and identification of all boundary markers (pins, markers, pipes).
Bearings and Distances	Precise measurements ($N \ 45^\circ E$, $150.00$ ft) for all boundary lines.
Easements and Setbacks	Identification of any recorded easements, rights-of-way, or restrictive setbacks.
Improvements	Location of all permanent structures (house, garage, sheds, decks).
Encroachments	A clear indication if any structure or improvement from a neighboring property crosses the boundary.
Signed and Sealed	The official signature and seal of the licensed Professional Land Surveyor (P.L.S.).

When Should a Homeowner Consider a Survey?

While having an accurate survey of your property is always a good idea, there are specific scenarios where it becomes essential for mitigating risk:

• Buying Property: Always have a current survey prepared before closing on a home purchase, particularly in rural or older developments.  If the seller has a prior survey, ask the surveyor who prepared it to update it for any changes, such as home additions, new outbuildings and fences. 

  
  

• Building or Adding to a Structure: If you plan to build a fence, deck, addition, barn or shed, a survey is necessary to ensure compliance with local zoning setback requirements and to prevent encroaching on a neighbor's land.  Have the surveyor set pins or markers where your intended structure/addition will be placed so that your contractor knows exactly where and where not to build.

  
  

• Suspected Boundary Dispute: If a neighbor contests a property line, or you believe they are encroaching (e.g., cutting down trees, moving a fence), the first step before litigation is obtaining an accurate survey.

  
  

• Obtaining a Mortgage or Title Insurance: Your lender or title company may require a survey to complete the transaction or to issue certain levels of coverage.

  
  

• Severing or Combining Land: Any formal change to the configuration of your parcel absolutely requires a legal survey for recording.

Protect Your Investment

Your property is one of your most valuable assets. Don't leave its exact boundaries to guesswork or old assumptions. Investing in a professional survey is a preventative measure that can save you tens of thousands of dollars in litigation costs and years of stress down the road.

Take Action: Secure Your Pennsylvania Property

If you are facing a boundary dispute, have concerns about an existing encroachment, or need legal guidance on how to interpret a survey or deed, contact one of the experienced Pennsylvania real estate attorneys at Fiffik Law Group today.