You’re finally taking the next step, buying a property, starting a renovation, or building from scratch. Someone says, “You’ll need a land survey.” Seems simple, right?
But here’s the catch: not all surveyors are who they claim to be. And if you pick the wrong one, you could end up with wrong property lines, city fines, or worse, an invalid sale.
So, how do you spot a land survey scam before it costs you time, money, or legal headaches? This blog breaks down the top 5 scams you need to avoid and gives you clear steps to protect yourself.
Why Scams in Land Surveying Are More Common Than You Think
You might assume surveying is a tightly regulated field. It is, but that doesn’t stop bad actors from slipping through the cracks.
In fact, the growing demand for real estate development and property sales has created the perfect environment for shady operators to emerge.
Many homeowners are unaware of what constitutes a legitimate survey, let alone how to verify a surveyor’s license. That’s exactly what scammers count on.
Don’t be fooled by flashy websites or fast quotes; one of the most common traps is picking a land survey company solely based on price. Scammers often bait clients with low fees, then pile on unexpected charges or deliver incomplete work.
When the final report doesn’t hold up for permits or property disputes, that “cheap” option quickly becomes the most expensive mistake. Let’s look at five of the most common land survey scams and how to avoid them.
Scam #1 – The “Licensed” Surveyor Who Isn’t
How This Scam Works
You hire someone who seems professional, claims to be licensed, and may even show you a certificate. But the license is expired, fake, or belongs to someone else entirely. They do the work or at least pretend to, and disappear with your money.
Red Flags to Watch For
- They can’t show up in your province or state’s licensing database.
- They push for fast payment without offering written proof of credentials.
- Their documents appear to be of low quality, featuring logos with inconsistent details or missing license numbers.
How to Protect Yourself
Always verify their license online through your local surveyor association or regulatory body. If you’re in Canada, for example, use your province’s land surveyors association website. If they refuse or dodge the question, walk away fast.
Scam #2 – The Surprise Fee Trap
How This Scam Works
The quote looks amazing, almost too good to be true. That’s because it is. Once work begins, your “affordable” survey suddenly includes charges for fuel, extra time, terrain challenges, or even “urgent filing fees.” These weren’t in the original agreement.
Red Flags to Watch For
- One-page estimates with vague service descriptions.
- Quotes that seem far lower than others you’ve received.
- No discussion about possible extra costs.
How to Protect Yourself
Get a written breakdown before agreeing to anything. A good surveyor will clearly outline the total cost, explain what’s included, and inform you of the conditions under which fees might increase.
Knowing the cost of a land survey in BC provides a baseline for comparing quotes and identifying potential issues early. If someone dodges these questions or says “we’ll discuss later,” that’s your cue to look elsewhere.
Scam #3 – The “Phantom Survey” That’s Never Filed
How This Scam Works
This one’s sneaky. The person shows up, walks your land, and even hands you a document at the end. But nothing gets filed. When you go to submit permits or sell the property, you find out the survey doesn’t legally exist. It was never signed, sealed, or submitted.
Red Flags to Watch For
- They provide you with a “report” that lacks an official seal or certification number.
- There’s no timeline for delivery or filing.
- They say the survey is “just for your records.”
How to Protect Yourself
Request a stamped, signed copy of the final survey and confirm whether it is filed with your city or land titles office. In some cases, you may need to submit it yourself, so ensure that you’re not given a piece of paper that appears official but holds no weight.
Scam #4 – Recycled or Fake Survey Reports
How This Scam Works
Instead of doing the work, a scammer reuses a template from another property and changes the address. You’re given what appears to be a completed survey, but it’s either incorrect, outdated, or not even relevant to your land.
Red Flags to Watch For
- There are no visible signs that they actually visited your property.
- The report appears to be copy-pasted, lacking site-specific photos or landmarks.
- Details don’t match your lot, wrong shapes, measurements, or borders.
How to Protect Yourself
Ask the surveyor to explain specific features in the report, using your property as a reference. Better yet, request photos, GPS tags, or mapping overlays that clearly prove the survey was done on-site. A trustworthy pro will gladly walk you through it.
Scam #5 – High-Pressure Tactics to Rush the Contract
How This Scam Works
This is the “you must book today or risk delays” routine. The scammer pressures you into signing fast, paying a deposit, or locking in a rate that mysteriously “expires tonight.” It’s a classic way to get you to skip due diligence.
Red Flags to Watch For
- They use urgency as a weapon: “I’m booked solid next week,” or “Prices go up tomorrow.”
- They dodge your questions about credentials, scope, or service terms.
- They refuse to give you time to review the contract properly.
How to Protect Yourself
Always take at least 24 hours to review any agreement, regardless of how urgent the job may seem. Compare 2–3 companies before making a decision. A reputable surveyor knows that good service is worth waiting for, and they’ll respect your need to do your homework.
How to Choose a Trustworthy Land Survey Company
Ask questions to verify credentials. And remember, if a deal feels shady or too good to be true, it probably is.
The way a surveyor works, their process, tools, and attention to detail, often says more than any sales pitch, especially if you’ve already got a sense of how a surveying company typically handles a project.
Key Questions to Ask Before Hiring
- Are you licensed and insured in this province or state?
- What is included in your quote, and are there any potential extra charges?
- Can I see examples of your recent work in this area?
Check the Credentials of the Land Survey Company
- Use your provincial land surveyor association’s database.
- Search for their name or company on Google, Better Business Bureau, and local real estate forums.
- Ask your real estate agent or lawyer for recommendations; they often have go-to professionals they trust.
Final Thoughts
Scams in land surveying don’t just waste your money; they can delay permits, derail sales, or even spark boundary disputes with neighbors. The good news? They’re easy to avoid when you find a reliable team to work with.
Looking for a Land Survey Company you can trust? 360 Surveys has helped property owners, builders, and buyers nationwide with certified, accurate, and fully transparent land survey services.