There are several types of land surveys, and each answers a different question about a property: where the boundary is, how the ground slopes, where the house sits, or how high a floor is above flood level. Knowing the difference lets you order the right one, or realise you need a site plan instead of any survey at all.
Quick answer: The main types of land surveys are boundary surveys (legal lines and corners), ALTA/NSPS surveys (detailed surveys for commercial deals), topographic surveys (elevations and contours), location or mortgage surveys (where buildings sit), construction staking (marking where to build), as-built surveys (what was built) and elevation certificates (flood elevations).
The main types of land surveys at a glance
| Survey | Answers | Typical use |
|---|---|---|
| Boundary | Where are the lines and corners? | Fences, disputes, building near a line, purchases |
| ALTA/NSPS land title | Boundary plus improvements, easements and title items | Commercial purchases and loans |
| Topographic | How does the ground slope? | Grading, drainage, new homes, retaining walls |
| Location / mortgage | Where do the buildings sit on the lot? | Some residential loans and sales |
| Construction staking | Where exactly do we build? | Marking foundations, roads, utilities on site |
| As-built | What was actually built, and where? | Final approvals, record drawings |
| Elevation certificate | How high is the building relative to flood level? | Flood zone permits and flood insurance |
| Subdivision plat | How is land divided into lots? | Creating new lots |
Boundary survey
A boundary survey establishes the legal limits of a parcel. The surveyor researches deeds and plats, measures in the field, finds or sets corner markers and prepares a sealed drawing with bearings and distances. It is the survey to order when the exact line matters: building close to a setback, settling a dispute or putting up a fence on the line. It is also the one people mean in the comparison of site plan vs survey.
ALTA/NSPS land title survey
An ALTA/NSPS survey follows national standards set by the American Land Title Association and the National Society of Professional Surveyors. It combines a boundary survey with the buildings, access, utilities and every easement or title matter listed in the title commitment, and the client can add optional items. It is thorough and correspondingly involved, so it is mostly used for commercial property transactions rather than home projects.
Topographic survey
A topographic survey records the shape of the ground: spot elevations, contour lines, slopes and features such as trees, walls and drainage structures. Designers and engineers use it for grading plans, drainage design, foundations on sloping lots and retaining walls. If your permit asks for existing and proposed grades, this is the survey that provides them.
Location or mortgage survey
Some lenders in some states accept a less detailed survey that shows the house and improvements on the lot to confirm nothing obvious encroaches. It is usually quicker than a boundary survey, but it typically does not set corner markers and may state that it must not be used to build fences or other improvements. See our comparison of a mortgage survey vs boundary survey.
Construction staking
Once plans are approved, a surveyor may stake the corners of a new building, the edges of a driveway or the line of a utility so the builder puts everything exactly where the drawings show. It is common on new homes and larger additions, especially near setbacks, and some jurisdictions require a foundation location check before framing continues.
As-built survey
An as-built survey records what was actually constructed, which may differ slightly from the plans. It is often requested at the end of a project to confirm setbacks were met, or for record drawings on commercial work. It is different from an as-built site plan drafted from records, which documents existing conditions for permitting past work.
Elevation certificate
In mapped flood zones, an elevation certificate records the elevation of a building’s lowest floor and other key points relative to the base flood elevation. It is completed by a licensed surveyor, engineer or architect on the official FEMA form, and it is used for floodplain permits and flood insurance.
Which surveys a typical home project needs
Most homeowners only ever meet two or three of these. A simple guide by project:
- Deck, shed, small pool: often no new survey; a site plan drawn from the plat or an existing survey.
- Fence on the property line: a boundary survey, so the fence goes exactly where it should.
- Addition or garage near a setback: a boundary survey, sometimes with construction staking.
- New home on a sloping lot: a boundary and topographic survey together, then staking and sometimes an as-built.
- Anything in a mapped flood zone: an elevation certificate, before and often after construction.
How to choose the right type of land survey
- Start with the requirement. Read the permit checklist, loan conditions or title commitment. They usually name the survey type.
- Match it to the question. Lines? Boundary. Slopes? Topographic. Flood level? Elevation certificate.
- Check what you already have. An existing survey or plat may answer the question without new fieldwork; see using an old survey.
- Ask the surveyor to combine work. A boundary and topographic survey are often done together for new homes.
For many permits, no new survey is needed at all: a site plan drafted from your existing records is what the reviewer wants.
Frequently asked questions
What survey do I need to build a fence?
If you plan to build right on the property line, a boundary survey is the safe choice. If the fence will sit well inside your lot, many people rely on existing corner markers and their plat.
Is a topographic survey the same as a boundary survey?
No. A topographic survey maps ground elevations and features; a boundary survey establishes legal lines. They are often ordered together.
Who can prepare an elevation certificate?
A licensed land surveyor, engineer or architect who is authorised by the state to certify elevation information.
Do I need a survey for a building permit?
Not always. Many residential permits accept a site plan. Some jurisdictions require a survey for new homes, additions or work near property lines.
