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What is a land survey?

A land survey is a professional measurement of a parcel that records its boundary lines, corners and features, researched against deeds and drawn on a sealed map. Other kinds map ground contours, building layout or flood elevations.

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By InstaBids editorial team with AI research agents. Updated

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What does a land survey do?

A survey starts with records research, then field measurement, then a boundary call that the surveyor marks on the ground. New York's practice guidelines set out the research and the redundant measurements, and the Utah County Surveyor describes the boundary step: “Research of records and record sources should be performed with sufficient scope and depth to identify with reasonable certainty: a. The location of the clients record boundaries; b. Conflicting record and ownership boundary locations within, abutting or affecting the client's property or access to the same; and, c. Exceptions, easements, encumbrances, rights of way, privileges, restrictions and reversions affecting the client property or access to the same in so far as they affect he professional determinations to be made be the surveyor.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Survey control and boundary points should be located with sufficient redundant measurements to enable the detection of measurement blunders and ensure consistency which will result in precision estimates correlating with required accuracy.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Professional land surveyors (P.L.S.) gather all the information available to discover the facts and apply the appropriate survey laws when making a boundary determination.” Source: Utah County Surveyor (Utah County Government), read 2026-10-29.

How does New York's licensing board define land surveying?

A land survey measures a piece of land and records where its boundary lines run. New York's State Board for Engineering and Land Surveying defines the work this way, and the U.S. Bureau of Land Management traces federal boundary surveys back to the Land Ordinance of 1785: “The practice of the profession of land surveying is defined as practicing that branch of the engineering profession and applied mathematics which includes the measuring and plotting of the dimensions and areas of any portion of the earth, including all naturally placed and man or machine-made structures and objects thereon, the lengths and directions of boundary lines, the contour of the surface and the application of rules and regulations in accordance with local requirements incidental to subdivisions for the correct determination, description, conveying and recording thereof or for the establishment or re-establishment thereof.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Originating with the Land Ordinance of 1785, cadastral surveys create, define, mark, and re-establish the boundaries and subdivisions of the public lands of the United States.” Source: U.S. Bureau of Land Management, read 2026-10-29.

Land survey property lines

A boundary survey is the kind that fixes property lines, but New York's guidelines name three other kinds too: construction layout, topographic and flood elevation surveys. A separate national standard, ALTA/NSPS, covers land title surveys and its 2021 edition took effect on February 23, 2021: “A boundary survey map is a drawing that depicts the mathematical and physical features of a parcel of land with relation to deeds of record, map lines, and/or other pertinent reference data based upon an actual field survey.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “The surveyor should provide Monuments, physical or referenced, upon completion of the survey so that the boundaries and/or reference points are apparent, obvious or may be reasonably determined using the final report, map or information presented at the conclusion of the survey.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Note: Other surveys are intended to include, but not be limited to, construction layout, topographic surveys and flood elevation locations.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “After two years of concentrated effort and the input of many interested persons including several hundred surveyors, the American Land Title Association and the National Society of Professional Surveyors adopted the new 2021 version of the ALTA/NSPS Land Title Survey Minimum Standards in October 2020 effective February 23, 2021.” Source: National Society of Professional Surveyors, read 2026-10-29.

Public land survey system

The Public Land Survey System (PLSS) is a rectangular grid, regulated by the Bureau of Land Management, for dividing and describing land in the United States. A township is nominally six miles on a side with 36 sections, and the Bureau of Land Management reports almost 1.5 billion acres surveyed into townships and sections: “The Public Land Survey System (PLSS) is a standardized method for dividing and describing land in the United States.” Source: Utah County Surveyor (Utah County Government), read 2026-10-29. “It uses a rectangular grid system to organize land into measurable sections.” Source: Utah County Surveyor (Utah County Government), read 2026-10-29. “In the Public Land Survey System a Township refers to a unit of land, that is nominally six miles on a side, usually containing 36 sections.” Source: U.S. Bureau of Land Management, Idaho State Office, read 2026-10-29. “Over the past two centuries, almost 1.5 billion acres have been surveyed into townships and sections and monumented.” Source: U.S. Bureau of Land Management, read 2026-10-29.

What does a land survey look like?

The result is usually a drawn map, but it can also be an electronic file, a written report, or monuments set in the ground. New York's guidelines describe each form and require the surveyor's seal and signature on plats filed with public officials: “This opinion is typically in the form of a graphic presentation (i.e.: map, electronic file, field monumentation, etc.) a written report (i.e.: Survey Report, suggested legal description, correspondence) or expert testimony.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Map information and or survey reports should be clear, legible, and sufficient in nature so when associated with the record description, the boundary lines are evident without supplemental data or information.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “Monuments set should be constructed of reasonably permanent material, solidly embedded in the ground.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “All plans, specifications, plats, and reports prepared by the surveyor or by a full time or part time subordinate under the surveyors' supervision shall be stamped with such seal and shall also be signed on the original with the personal signature of the surveyor when filed with public officials.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29.

How long is a land survey good for?

None of the sources we read gives a land survey a fixed expiry date; a survey shows the parcel as of the date of its field work. In New York a re-dated map must meet the rules for a new survey, and in Texas, Form T-47 asks the owner to swear to any changes since the "Date of the Survey" when a title company relies on an existing survey: “Any re-survey map bearing a new date should conform to the requirements of a new survey.” Source: New York State Board for Engineering and Land Surveying (copy hosted by Monroe County, NY), read 2026-10-29. “To the best of my actual knowledge and belief, since Date of the Survey, there have been no: a. construction projects such as new structures, additional buildings, rooms, garages, swimming pools, deckings, or other permanent improvements or fixtures; b. changes in the location of boundary fences or boundary walls; c. construction projects on immediately adjoining property(ies) which construction occurred on or near the boundary of the Property; d. conveyances, replattings, easement grants and/or easement dedications (such as a utility line) by any party affecting the Property.” Source: Texas Department of Insurance, read 2026-10-29. “I understand that Title Company is relying on the truthfulness of the statements made in this Affidavit to provide the area and boundary coverage and upon the evidence of the existing real property survey of the Property.” Source: Texas Department of Insurance, read 2026-10-29.

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