Boundary survey
Also called survey, property survey, sealed survey
A licensed surveyor's drawing establishing where the property lines actually are, along with structures, easements, and encroachments.
When it applies
In the permitting lifecycle, boundary survey applies during Setup, Preparation, and Plan review. Documents commonly matter at more than one phase, and this one does.
- Setup: applies at this phase
- Preparation: applies at this phase
- Submission: does not usually apply
- Plan review: applies at this phase
- Permit issued: does not usually apply
- Inspections: does not usually apply
- Closeout: does not usually apply
A boundary survey is prepared and sealed by a licensed land surveyor and establishes where the legal property lines actually run. It is the authoritative answer to what you own, and every setback measurement depends on it.
Where it applies in the lifecycle
It shows up earliest of the document set. During Setup it can decide feasibility, because a project that will not fit within the setbacks is a different project. During Preparation it is the base the site plan is drawn on. During Plan review it is the evidence a zoning reviewer uses to verify the setbacks you claimed.
What it shows
- Property boundaries with bearings and distances
- The legal description of the parcel
- Existing structures and their distances to the boundaries
- Recorded easements
- Encroachments in either direction
- Elevations and flood zone designation, on a survey prepared for that purpose
Why a tax map is not a substitute
Parcel outlines in a property appraiser's GIS are drawn for assessment, not for construction. They are commonly off by several feet. Siting a structure from one, then discovering at survey that the setback fails, means redesigning after the design work is already paid for.
Related survey products
An elevation certificate documents a structure's elevation relative to the base flood elevation and is a separate product from a boundary survey, though the same surveyor typically provides both. Flood zone projects usually need it.
Common questions
- How old can my survey be?
- Many jurisdictions accept an existing survey if nothing on the site has changed since it was made, while others set an age limit or require it to be recertified. If any structure, fence, or paving has been added since the survey date, expect to need an updated one.
Related terms
Rules vary by jurisdiction
This definition is general. How boundary survey is handled in practice is set by the building department that permits your property. Find yours in our free directory.
Last reviewed September 4, 2026