Introduction
If you own property, are buying or selling a home, or planning a construction project, you may have heard the term "land survey"—but what does that actually mean? No, it’s not just someone asking questions about land!
In this article, we'll break down the basics of land surveying, different types of surveys, why they’re essential, and how they can help protect your real estate investment in New Jersey.
What is a Land Survey?
A land survey is a detailed map of a property that shows boundary lines, improvements (like buildings and fences), easements, in some cases topographical features and other legal details. Licensed professional land surveyors (PLS) use specialized equipment and research historical records to create an accurate representation of the land.
In New Jersey, land surveys are often required for real estate transactions, new construction projects, and property disputes. Many municipalities also require a survey before issuing permits for fences, pools, or home additions.
Types of Land Surveys in New Jersey
Different types of land surveys serve different purposes. Here are the most common ones in NJ:
Boundary Survey – Confirms property lines to prevent disputes and ensure accurate land ownership. Often required for fence/pool installation, property sales, home additions or resolving disputes.
Title/Closing Survey –Conducted during real estate transactions to confirm legal descriptions, identify encroachments and show any plottable record easements or evidence of unrecorded easements. Often required by lenders and title companies before a real estate sale.
Topographic Survey – Shows elevation changes, slopes, and features of the land. Commonly used for site planning and engineering projects.
Construction Stakeout – Guides builders and engineers by marking key locations and elevations for structures, roads, and utilities.
FEMA Elevation Certificate – Helps NJ property owners determine if they need flood insurance and provides information for ensuring compliance with FEMA regulations.
Why Land Surveys Matter in NJ
A land survey is more than just a map—it’s a legal document that protects your investment and helps you avoid financial headaches. Here's why you might need one:
✔ Avoid property line disputes by clearly defining boundaries. New Jersey has strict property laws, and a survey ensures you’re not encroaching on a neighbor’s land.
✔ Ensure compliance with NJ zoning and building codes before starting construction. Most towns require a survey before approving building permits.
✔ Protect buyers and sellers in real estate transactions by verifying property dimensions and identifying potential issues before closing.
✔ Assist with legal and financial transactions like obtaining title insurance or securing a mortgage.
✔ Help with flood insurance requirements. If you're in a FEMA flood zone, an elevation certificate can affect your insurance costs.
The Land Surveying Process in New Jersey
Here’s how a typical land survey works:
Research & Records Review – The surveyor checks NJ property records, deeds, record filed subdivision maps and past surveys for historical information.
Fieldwork & Measurements – Using advanced measuring equipment including total stations, surveyors measure the land and existing permanent features precisely.
Mapping & Documentation – The collected data is used to create a certified survey map (Plan of Survey), which serves as a legal record of the survey performed.
What does Certified or Certified To mean?
The term certified on a survey plan indicates a declaration from the professional land surveyor (PLS) that the survey was performed under their direct supervision, that the plan indicates their professional opinion as to the location of the property lines and the relationship of features to those lines.
It also indicates that the PLS has certified that the survey has been completed according to an appropriate “Standard of Care”. The certification is codified by the professional’s signature and seal on the documents; unsigned and unsealed documents are not original documents certified by the PLS and should not be relied upon.
When Do You Need a Land Survey?
You may need a land survey in New Jersey if:
Buying or selling property to confirm boundaries and ensure accurate legal descriptions.
Building a home, fence, pool, driveway, or addition that must comply with zoning laws and for most NJ municipal permitting.
Resolving boundary disputes with neighbors.
Securing a mortgage as lenders may require a survey.
Obtaining title insurance. A standard title insurance policy will exclude coverage for facts that would have otherwise been revealed by a property survey and a land survey is typically required in order to remove this exception.
FEMA elevation certificate may be necessary for flood insurance purposes.
Conclusion
A land survey is an essential tool for property owners, home buyers, and developers in New Jersey. It ensures accuracy, prevents legal disputes, and helps you comply with state and local regulations. Whether you're purchasing property, building a new structure, or simply confirming your property lines, consulting a professional land surveyor is the best way to ensure accuracy and avoid potential issues.
If you need a land survey in Middlesex, Union, Somerset, or surrounding counties, Brunswick Surveying, Inc. is here to help! Contact us today for fast, professional surveying services.