A property survey is a sketch or map of a property showing its boundaries and other physical features. Residential property survey reports also show the relative location of a house, shed, other building and fences on the property, and it usually includes the position of any public or municipal easements. Property surveys are done for a number of reasons; they may be required by local law or ordinance whenever property changes ownership. In the U.S., property surveys must be done by a professional surveyor who is licensed in the state where the property is located. Residential property surveys can be very simple or highly complex; be sure you know the requirements for your situation.

Mortgage lenders generally require a property survey before they will loan money for a mortgage, and many title insurers require this as well. Even if a survey has been done in the past, lenders typically require a recent survey, generally done within six months of the closing date. Local laws and ordinances may also require a survey any time residential property changes ownership. An up-to-date property survey will reflect any recent changes to the property, such as the addition of a fence or driveway. The report gives everyone involved in a land transfer a clear picture of exactly what is being purchased.

Renovation is another common reason for obtaining a residential property survey. You will want to know where the boundaries of your property lie, before you install a swimming pool, driveway, or shed. If you unknowingly encroach on a neighbor's property, you may bear the cost of tearing down and relocating your recent renovation project. Many cities also require a certain portion of residential property, usually around the edges, to be kept clear of obstructions such as landscaping or outbuildings. This area is called an easement, and it allows the city access to repair and maintain public utility lines, such as telephone and electric lines, or water, sewer, and natural gas pipelines.

Disputes between neighbors over property boundaries are fairly common, and sometimes end up being decided in court. In these cases, a recent, detailed property survey is almost always required. Sometimes the recent surveys will be compared with older surveys on file with the city or county where the property is located. While a property survey itself may be enough to settle a dispute between relatively friendly neighbors, sometimes these disputes must be decided by a judge.

In general, there are two types of residential property surveys. The first is a simple survey, called a "house location" survey, which is also sometimes called a "drive-by" survey. This is the most basic type of survey, which shows the location of the house and other large structures on the property, and the orientation of the structures in relation to each other. The house location survey is the most inexpensive type of survey available, and may be sufficient for mortgage lenders or undisputed land transfers.

Detailed surveys, sometimes called cadastral land surveys, are commonly used to re-establish boundaries when they are in dispute. This type of survey involves precise measuring and marking of your property, using prior markers if they can be found. Old land records may be examined to determine the location of original boundaries. These were usually marked with metal spikes or stakes in the ground, and may be difficult to locate after years of weather. This survey is more expensive and must be done by a professional surveyor licensed in the state where the property is located.