I purchased a 33'x60' piece of land adjacent to my principal residence for a new garage. I need a survey done with the submission of the building permit. I received an estimate of $4900. This seems way out of whack with reality. What I need is the survey map for my architect to submit the plans. What are reasonable estimates for surveys?
Survey Cost
- Thread starter Theruse
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Not sure if this is helpful in your situation, but when I built my house, I had just one side line surveyed as it was the only one that mattered. Nobody required a survey so I could make this call. It was cheaper, I think I paid around $800. That was 7 years ago. Also the subdivision that I am was cut up in 1999-2000 so I assume everything was easy to find.
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I don't know what things would make a survey more complicated or costly but... I own a .33 acre building lot next to my residence. There was never an official survey as far as I know. I did not know where the corners were for that lot or that side of the lot my home is on. I had a survey of that lot done, they marked all the corners plus a couple extra pins alone the back property line of both lots. They provided a survey drawing of both lots combined. I think it was $500 or $600 5 to 6 years ago in SW PA. If I recall, the surveyor I used had done work in the plan before and may have done the survey of my Residencial lot before my house was built.
lowrollin70gmc
Well-known member
There are different types of surveys, with varied accuracy and costs. You may want to check with the permit office what type of survey is required, and get a quote for that type.
I’m not not a surveyor, but hopefully one chimes in with what the types are, but I remember that there are large variances in cost based on accuracy and legal documentation that accompanies the survey.
I’m not not a surveyor, but hopefully one chimes in with what the types are, but I remember that there are large variances in cost based on accuracy and legal documentation that accompanies the survey.
gkring
Well-known member
1 acre lot with 2500 square foot house. Needed the same thing when we added our garage/shop. Contractor wanted $2500. I called around and found one for under a grand. Lot lines, water drainage, etc. Sounds like 3 or 4 people are trying to make a tidy profit. Cut out the middle man if possible. If you just purchased there may be a chance a survey has been done already, you just need a copy. In my area the survey has to be within 3 years if I remember correctly. I was pretty happy with my contractor, but he had a lot of long term contacts and didn't seem to price shop much. I had to double check a few things and give him the latest info for the going rates.
Greg
Greg
AP514
Well-known member
Here in Tx I had one done 1.87ac was about $450...$4900 is plane thievery.
As said above if the lot was just purchased then a Survey had to be done before the sale..
I would call around and ask for bids. The more places you call the more info you get and the more you learn and get an idea of what your talking about.
The $4900 might INCLUDE the plan check of your build plans..submitted to the city/County before you buid.
As said above if the lot was just purchased then a Survey had to be done before the sale..
I would call around and ask for bids. The more places you call the more info you get and the more you learn and get an idea of what your talking about.
The $4900 might INCLUDE the plan check of your build plans..submitted to the city/County before you buid.
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I had my city lot done for $550 5 yrs ago . 4 corner markers installed. it hadn't been done since 1950
MushCreek
Well-known member
We bought a heavily wooded acre adjacent to our place a year ago. It had never been surveyed, but all of the surrounding lots had been. One guy wanted $700, but never showed, and wouldn't answer his phone. I spotted another surveyor working on our street, and asked him. $350, and he did it in a week. I'm getting ready to buy another adjacent parcel- Guess who I'm going to call? Even in a really high cost-of-living area, $4900 to survey 1/20th of an acre is insane.
Jazz1
Well-known member
My neighbor paid $800 to survey his 3/4 acre lot, he wanted to know where property lines were. I pounded a paddle beside the original steel survey stake but that was not good enough,,,,surveyor dropped a stake next to my paddle
You need to check to see what is required ... there are different types of "survey". Also degrees of accuracy.
There can be much more to a survey than the boundaries ..... Was the plot ever formally done?
In many jurisdictions the survey becomes the document used by the code official to determine if something more is required. Formal sf of lot .... building size and it's sf and percentage of the lot. Proper offsets. Soil disturbance and storm water management.
You may also need an "as built" at the end ... My last was for an acre lot and it was over 5k
There can be much more to a survey than the boundaries ..... Was the plot ever formally done?
In many jurisdictions the survey becomes the document used by the code official to determine if something more is required. Formal sf of lot .... building size and it's sf and percentage of the lot. Proper offsets. Soil disturbance and storm water management.
You may also need an "as built" at the end ... My last was for an acre lot and it was over 5k
vpd66
Well-known member
In October of 2020 I had my 11 acres surveyed that is 2/3 wooded with a creek that is in a ravine. I wasn't quite sure where the lot line was has it went through the ravine. Besides finding the corner posts I had the surveyors put extra markers in the woods on the lot lines. The whole deal took them around an hour and I walked it with them. It was divided off a farm in the late 90s. It costed me $700 for the survey.
Poodlehead
Active member
An area that small should easily be under $1000. A survey can include elevations too, not just boundaries, which would raise the cost some. It still shouldn't cost $1000 for a small piece of land like that...
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That just marking ...
reader2580
Well-known member
Costs for a survey can vary greatly depending on if property markers exist or not. I had a survey done on a 1/3 acre lot in 2001. It cost around $4,000 because the plat was done in 1880 and no corner markers. The surveyor had to go to the county courthouse and study old documents which really added to the bill.
I had my current three acre property surveyed to see if in a flood zone and it only cost about $900. They produced an accurate survey of my property along with the exact elevation in about 50 locations. The property markers were in place as the initial plat was done in the 1970s.
I had my current three acre property surveyed to see if in a flood zone and it only cost about $900. They produced an accurate survey of my property along with the exact elevation in about 50 locations. The property markers were in place as the initial plat was done in the 1970s.
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What type of survey does the municipality require? Does the property have irregular boundaries? It it hilly, wooded, or otherwise difficult to navigate and access? Has it ever been surveyed? How close is the closest monument? Is this in a more rural area or area that used to be more rural?
You list your location as Maryland, and one of the issues in Maryland is that the area has grown so much and so fast that land that was rural is now suburban. Unless you are within actual city limits in one of the five major cities, the monument may be miles away. The surveyor has to start at the monument and take careful and thorough measurements until he gets to your property, if a fairly recent survey for this property cannot be located. If the monument is miles away, that is days of work before he even gets to your property.
Survey costs can vary widely, depending on the answers to these questions. $700 or so if there are existing surveys they are just re-verifying and flagging existing pins. $5K or more more is not unusual if no prior survey can be found, or if it is more than 20 years old so they have to redo it completely.
The quote you got suggests there are no suitable prior surveys and this is a complex survey, since they are quoting three to four person-days to complete the survey.
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slowtwitch73
Well-known member
Depends. Has it ever been surveyed before? Every new (or missing) corner must be recorded etc so depending what those costs are, on top of surveyors time, in your area you could get to 4900, but that does sound high.
I just has two acres done.. basically just find the markers and make them visible again.. one was missing so had to be 'placed' $1500. It was an easy time walking around with a metal detector for the guy, but we plan on doing some major thinning etc, and had little to go on, so now we know what we own, and can pass that info on when we sell. It's bigger than what the previous owners thought (and the what the neighbor thought).
I just has two acres done.. basically just find the markers and make them visible again.. one was missing so had to be 'placed' $1500. It was an easy time walking around with a metal detector for the guy, but we plan on doing some major thinning etc, and had little to go on, so now we know what we own, and can pass that info on when we sell. It's bigger than what the previous owners thought (and the what the neighbor thought).
CombatNinja
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As indicated, I think you need to stop using the term "survey" and start calling some services and tell them you want your property lines "marked".
Pro tip: if you have or know anyone with a metal detector, the lot lines are marked with big iron stakes buried a few inches below the surface. This applies to any subdivided land that shows up in a County plat diagram. As long as you know the general area, you can find them in about 30 seconds. That, however, is unlikely to suffice for a permit in the Communist Republic of Maryland so you will probably have to drop several hundred for a guy to come out with a metal detector and find them in 30 seconds.
Pro tip: if you have or know anyone with a metal detector, the lot lines are marked with big iron stakes buried a few inches below the surface. This applies to any subdivided land that shows up in a County plat diagram. As long as you know the general area, you can find them in about 30 seconds. That, however, is unlikely to suffice for a permit in the Communist Republic of Maryland so you will probably have to drop several hundred for a guy to come out with a metal detector and find them in 30 seconds.
brianchevy
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There is a big difference between a real estate survey and an construction survey with a 3D topo layout. One is a 2 dimensional survey, the other, a construction survey shows how much dirt needs to be moved and from where to where, it's significantly more work and thus costs more.. I'm about to have one on my new garage project plot as well.
mobetta
Well-known member
I had my 4 corners marked (MINNEAPOLIS) 8/2020
No Survey Report needed
I had found 2 corners already (irrelevant to the AHJ so I pay, I pay)
qoutes were $850-1200
Big companies=big qoute
Small company=smaller $$
took all of 90 minutes.
No Survey Report needed
I had found 2 corners already (irrelevant to the AHJ so I pay, I pay)
qoutes were $850-1200
Big companies=big qoute
Small company=smaller $$
took all of 90 minutes.
Correct .... and you are telling the building department the soil disturbance numbers. We can play around with 1k .... between 1k and 2k they need additional numbers ...over 2k and you need a seperate soil permit. The survey shows this. Disturbance can be a truck tire to get to the project
Also the size of the building -- that will show the water on the roof. Exceed numbers = stormwater management .. another permit.
This has nothing to do with the lot or the building percentage allowed ... or the setbacks ... they all need to be given as well.
Also -- with GPS and all the other high tech stuff up in the sky there are different levels of accuracy. I remember the guy that came out for mine was talking about needing 11 points for one of the pins ... he went to my neighbors and way down the street. It took him 3 trips and hours to do the layout ... My town also wanted a specific point placed because my propane tank was going to be within 15 feet of the line. I'm allowed to be 10'
Naturally since you can be more accurate .. they want that one and it's more money.
Many smaller lots don't fit into modern building code setbacks -- I was grandfathered. Had I not been .. it would have required a variance. All this need to be on the survey.
Getting lot lines and putting a building up are not the same survey
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We just had a border survey done on 18.5 acres of land we sold and the series of estimates ranged from 7,000 to 1,500. And the 1,500 guy was dead on (my dad could do it unofficially as he worked for the county for a long time, but we needed something official). The range really shocked me as I figured the market was pretty tight.
brianchevy
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Again. 2D is WAAAAY EASY compared to 3D - it's almost like there is a whole 'nother dimension there. 
p00p
Well-known member
My experience supports this post.
Also, be assertive to who is reputable for executing the job. You don't want to select a firm that walks with your money, isn't recognized in your civil jurisdiction for there work, & has poor customer service.
From what I found, less than a handful usually exists per county that meet the minimum requirements. All were within the same cost & were all an arm, leg, & left nut.
vpd66
Well-known member
They send me maps and registered the location of all buildings with the state.
Dustball
Well-known member
I recommend that you first do some research and figure out what type of survey you need and then get quotes. I suspect you've been quoted a type of survey that you may not need.
Start by asking your permit office what type of survey they're looking for.
https://mcsteen.com/a-brief-guide-to-land-surveying/1
https://ghhllc.com/blog/civil-engineering-blog-bid-306115-what-type-of-land-survey-do-i-need
We (the forum) can give you all sorts of prices for surveys and they may or may not be the same type of survey you need.
Start by asking your permit office what type of survey they're looking for.
https://mcsteen.com/a-brief-guide-to-land-surveying/1
https://ghhllc.com/blog/civil-engineering-blog-bid-306115-what-type-of-land-survey-do-i-need
We (the forum) can give you all sorts of prices for surveys and they may or may not be the same type of survey you need.
It must have been some place -- they can't do it in an hour. They can take Sat picture and overlay ..
I have them done in NJ for the same amount ... maybe $1250. They have all the information
"Survey" needs to be defined.
There is a topo survey, then there is a record of survey that needs to be finalized with legal description and filed with the local jurisdiction; tied to the local datum.
The differences are apples and freight trains.
Even so, for the property size you're describing, $1000 should be plenty for an ROS, legal, and filing.
There is a topo survey, then there is a record of survey that needs to be finalized with legal description and filed with the local jurisdiction; tied to the local datum.
The differences are apples and freight trains.
Even so, for the property size you're describing, $1000 should be plenty for an ROS, legal, and filing.
dcg9381
Well-known member
Location specific. Ask at your local real estate title company, they'll know very closely what you should be paying. Around here, $500-$700 max for a lot like that.
finn
Well-known member
Talked to a couple of surveyors about verifying the lot lines on my shop property a couple of years ago. Cost estimates were between $300 and $1200, depending on how difficult it was to locate the section pins.
It’s pretty rural and relatively sparsely populated, with random creeks and swamps in the area, so locating a pin could be tough
It’s pretty rural and relatively sparsely populated, with random creeks and swamps in the area, so locating a pin could be tough
Some great suggestions here. Thanks. I heard back from my architect today and he says I need a House Location Survey including the original boundary markers with the new added lot boundary markers. No soil survey, topographic survey, deed validation, covenants, etc. that was included in the original $4900 survey. Spoke to a firm suggested by the architect and hope to get an estimate tomorrow. I am expecting a survey cost <1k.
So you see all the things that can be included ....
In my area of the country ... the "old school" survey companies are thinning out. Where you used to have father/ son ...and grandson. Now you hire an engineering company when you are building anything .... it's my dad is bigger than your dad against the townships. It's a sad fact .. the survey companies don't have the engineering degrees to back up any soil/ water management designs .
For many properties -- they have been surveyed and surveyed and surveyed .... if nothing changes .... there is nothing to do. You are paying someone to say that. That's different than providing something new.
My suburban property is made up of 4 parcels -- two lots and two smaller purchases over 50 years. It just combined ....on the maps. This could never happen today. I would have had to include topographical and water flows. When I sell it the next guy is only going to have a $1200 survey needed -- for his lender. In PA you don't need a survey.
dcg9381
Well-known member
What you need is dead simple and pretty low bar. Likely your architect isn't as familiar with your area as the local real estate title company... If you're looking for a good "local" suggestion call a title company - they do this all day long.
He is not buying .. he is building.
When you buy a house sitting on land .. you buy the description. The deed ... the survey shows you where the description is on the plot of land ... the survey lets you know they match well enough.
When you are building .. it's not typically the same type of survey.
Have bought sold properties w/o any survey .... I have also bought and sold many properties with the simple surveys people are discussing. When you go and build today .. you often need a different type of survey.
dcg9381
Well-known member
I'm aware. But title companies close on both homes and raw land, likely in his area. Most title transactions will require survey work. I'm simply saying that a title company is a great resource to provide you with names of surveyors that work in the area. Architects work (typically) all over the place... I've seen big swings in survey costs.
They type of survey he needs is very simple.. Very similar to what is needed to issue title insurance.