When navigating the home-buying process, understanding the distinct roles of property surveys and home inspections is crucial. Surprisingly, only about 36% of homebuyers actually understand the differences between home inspections and appraisals, highlighting a common area of confusion.
So, what sets a property survey apart from a home inspection, and why are both essential when purchasing a home?
Let’s explore the specifics to clarify these differences and help you make informed decisions.
What is Property Surveying?
Property surveying is the process of measuring and mapping land boundaries to determine the exact size and shape of a property. It also identifies the location of buildings, fences, driveways, easements, and any encroachments. Surveyors use legal records and physical tools to confirm that what’s on the ground matches what’s on the title.
What Happens During Property Surveying?
The section below explains how a surveyor measures your land, checks legal documents, marks boundaries, and reports issues like encroachments or easements that could affect ownership or future use.
Surveyors Perform Physical Measurements On-Site
Licensed surveyors visit the property and use precision instruments such as GPS units, total stations, and laser levels to take accurate measurements. They document the exact position of lot lines, corners, buildings, fences, and permanent features. These measurements are used to create a detailed drawing of the land, called a survey plan, that reflects how the property physically exists on the ground.
They also assess elevation, slopes, and drainage patterns if relevant to the property’s use or zoning. This is especially important for properties on uneven terrain or near water sources, where topography may affect construction or land use.
Boundary Markers Are Installed or Verified
The surveyor will mark the corners of the lot with physical indicators, such as iron pins or stakes, based on their measurements. If markers already exist from previous surveys, their positions are verified for accuracy.
Missing or misplaced boundary markers can lead to construction errors or neighbor disputes. This step ensures physical boundaries align with the legal description in the property title.
Records Are Compared Against Physical Findings
Surveyors review legal documents including the property deed, prior surveys, subdivision maps, and municipal records. These are compared with their on-site findings to detect inconsistencies. For example, the legal description might state that the lot is 50 feet wide, but on the ground it measures 48 feet due to a historical measurement error or misfiled boundary adjustment.
This comparison also checks for gaps or overlaps between adjacent properties. If your neighbor’s fence crosses into your lot, even by a foot, it’s documented. These encroachments may need to be resolved before the property is sold or developed.
Existing Easements and Restrictions Are Identified
Many properties are subject to easements, legal rights allowing others to use a portion of your land. This might include utility companies, public pathways, or access roads shared with neighboring lots. A survey identifies these easements and shows exactly where they are located.
It also flags land-use restrictions such as setback requirements, flood zones, or conservation areas that may affect future construction or property value. These restrictions are not always obvious from walking the land, but they carry legal weight and can limit what you’re allowed to build or alter.
You Receive a Certified Survey Plan
After completing measurements and legal checks, the surveyor delivers a certified survey plan. This document includes a scale drawing of the property with lot dimensions, boundary lines, existing structures, fences, easements, and encroachments clearly marked. It becomes a legal record that can be used during the purchase, with mortgage lenders, or for future construction and permit applications.
This final product confirms that the land you think you’re buying is legally sound, accurately measured, and free from hidden physical or legal conflicts.
What is a Home Inspection?
A home inspection is a detailed evaluation of a house’s physical condition. A certified inspector checks the structure, roof, plumbing, electrical systems, heating and cooling, insulation, windows, and appliances. The goal is to find out defects, safety concerns, or future repair needs so buyers can make informed decisions before closing a deal.
What Happens During a Home Inspection?
This section breaks down how inspectors examine the structure, systems, and safety of the home, what tools they use, and how the final report helps you make an informed buying decision.
Systematic Assessment of the Entire Property
A certified home inspector performs a detailed visual inspection of both the interior and exterior of the home. This includes the roof, attic, walls, windows, doors, floors, ceilings, insulation, electrical wiring, plumbing, heating, cooling, and major appliances.
They do not open walls or dismantle systems, but they do use tools like moisture meters, infrared cameras, and circuit testers to identify hidden concerns such as leaks, electrical hazards, or inadequate ventilation. The goal is not to predict future failures but to reveal current defects or conditions that could lead to costly repairs.
Components Evaluation for Safety and Function
Starting from the roof and working downward, the inspector checks for missing shingles, drainage issues, flashing defects, and signs of water intrusion. In the attic, they examine insulation depth, ventilation, and any signs of mold or rodent activity.
Inside the home, they test light switches, electrical panels, and GFCI outlets. Plumbing systems are checked for leaks, water pressure, and drainage speed. HVAC systems are turned on to assess whether they’re heating and cooling properly. Water heaters, smoke detectors, and visible gas lines are also evaluated for safety.
Appliances Are Tested for Basic Operation
Kitchen appliances such as ovens, dishwashers, microwaves, and garbage disposals are turned on to ensure they function at a basic level. Inspectors won’t guarantee long-term reliability, but they will note if something isn’t working at the time of inspection.
Appliance testing can reveal wiring issues, drainage problems, or signs of neglect that may point to broader maintenance concerns.
Report Is Provided
After the inspection, the buyer receives a written report, typically within 24 to 48 hours. This report includes detailed notes, color photographs, and clear explanations of any issues discovered. Items are usually categorized by urgency, immediate safety concerns, necessary repairs, and future maintenance.
There is no overall “score” or pass/fail judgment. Instead, the report helps the buyer understand what condition the home is in, how much work it might need, and whether further specialist evaluations are recommended, such as for mold, asbestos, or structural engineering.
The Report Can Influence Your Next Steps
If the inspection reveals major defects, such as foundation cracks, outdated wiring, or a failing roof, the buyer may use the report to negotiate repairs, ask for a price reduction, or walk away from the sale without losing their deposit (if allowed by the contract).
Even minor issues are valuable to know, as they can inform your budget for future upkeep. This makes the inspection one of the most practical tools for managing risk before a home purchase is finalized.
The Role of Each in Real Estate Deals
Agents, lenders, and lawyers all rely on these reports.
Both home inspections and surveys play key roles in the negotiation and legal phases of a purchase. They’re not just for peace of mind, they help build a legally sound and financially smart transaction.
Inspection Guide Your Purchase Terms
Buyers often use inspection results to ask for repairs or lower the price. The report becomes a tool during negotiation. If serious issues are found, it can justify walking away without losing your deposit.
Surveys Clarify Ownership Rights
Real estate lawyers often request a survey to confirm that what’s being sold is legally correct. It can also be vital for title insurance, which protects you from future disputes or unexpected claims on the land.
Final Thoughts
If you’re buying property and want to make sure everything is mapped out clearly, you don’t have to figure it out alone.
360 Land Surveying offers professional survey services across British Columbia, including advanced LiDAR services for highly accurate mapping. We’ll help you know exactly where your property lines are and make sure what’s on paper matches what’s on the ground.
It’s one less thing to stress about when making such a big investment.