A professional land survey is a detailed, on-the-ground measurement of a property performed by a licensed surveyor. It shows the exact legal boundaries of the property and how existing improvements relate to those boundaries.

A current land survey clearly identifies:

- Precise property lines and corner locations

- The exact footprint of the home, garage, driveway, pool, deck, fences, and sheds

- Easements, setbacks, flood zone boundaries, and encroachments

- Differences between the legal description and what actually exists on the ground

These are issues that are often impossible to detect without professional equipment and legal expertise.

Yes — all the time. Even well-maintained homes frequently have hidden issues that only a survey can uncover.

Common problems found by Georgia and South Carolina surveyors include:

- Fences, sheds, or driveways built 1–15 feet over the property line

- Pools or decks violating setback requirements or encroaching on neighbors

- Home additions or garages crossing the boundary line

- Driveways that provide access but are actually on a neighbor’s land

- Portions of the house located in a flood zone not shown on older maps

- Utility easements that prevent future pools, shops, or expansions

Some issues are negotiable. Others are extremely expensive — or impossible — to fix.

Usually, no. Old surveys often fail to reflect:

- New fences, additions, pools, or driveways

- Moved or missing property corners

- Updated flood zone maps

- Changes to easements or access rights

Because of this, title companies in Georgia and South Carolina typically include a “survey exception” in your title insurance unless a new survey is provided.

It means risk shifts to you.

- With a new survey: Title insurance may cover many boundary and encroachment issues.

- Without a new survey: You assume 100% of the risk for problems a survey would have revealed.

If an issue appears after closing, you are responsible — not the seller, not the lender, and not the title company.

In Georgia and South Carolina, most residential boundary surveys cost $650–$1,200.

Compare that to the cost of fixing issues discovered after closing:

- Relocating a fence: $3,000 – $12,000

- Re-pouring an encroaching driveway: $8,000 – $25,000+

- Removing or relocating a pool: $15,000 – $80,000+

- Losing legal access to your home: Potentially hundreds of thousands — or forced resale

A few hundred dollars upfront can prevent a financial disaster later.

Absolutely. A new survey gives you powerful leverage before closing. If an issue is discovered, you may be able to:

- Ask the seller to correct the problem

- Renegotiate the purchase price

- Walk away without losing earnest money (when a survey contingency is in place)

Realtors, sellers, and lenders all want a smooth closing — and a survey puts you in a stronger position.

As early as possible in the contract period. Never let anyone pressure you into waiving a survey to “save time” or “keep the deal moving.” Once you close, your leverage is gone.

Always hire a licensed land surveyor authorized to practice in Georgia or South Carolina. This ensures your survey is legally valid and accepted by title companies and lenders.