You’re buying a house on Long Island. Everything is moving along, and then your title company or lender says you need a survey. If you’re coming from another state, this might be the first time anyone has asked for a survey during a real estate transaction. You might not even know what a survey is or why it’s suddenly required.
This is common. Survey requirements vary significantly by state and region. What’s standard practice on Long Island might be completely unfamiliar if you’re moving here from somewhere else.
What Is a Property Survey?
A property survey is a detailed measurement and map of your property. A licensed land surveyor physically visits the property, locates the boundary corners, measures the lot, and creates a drawing that shows where your property lines are, where structures sit relative to those lines, and what easements or encroachments exist.
The survey shows things like your house, garage, driveway, deck, shed, fences, and any other improvements on the property. It shows how close these structures are to the property lines. It shows easements that give utility companies or neighbors rights to use parts of your property. It shows if anything from a neighboring property crosses onto yours, or if anything from your property crosses onto theirs.
Surveys are dated and certified by a licensed land surveyor. The surveyor is stating, based on their professional measurements and research, that this is where the property boundaries are and this is what exists on the property.
Why Title Companies and Lenders Require Surveys on Long Island
In many states, property surveys aren’t routinely required for residential real estate transactions. You buy a house, you get a deed, and that’s it. No survey needed unless there’s a specific problem.
Long Island is different. Here, surveys are standard and often required for most real estate transactions. There are good reasons for this.
Poorly Mapped Property Lines
Property lines on Long Island are often unclear. Many properties have been owned for decades without surveys. Fences, driveways, and other improvements might have been built based on assumptions about where the property line is, not actual measurements. Without a survey, you don’t know if these improvements are actually on your property or if they cross onto the neighbor’s land.
Encroachements
Encroachments are also common. An encroachment is when something from one property crosses the boundary onto another property. This could be a fence that’s a few feet over the line, a driveway that extends onto the neighbor’s lot, or a shed that sits partially on both properties.
Encroachments create legal issues. If your shed is partially on your neighbor’s property, they technically have a claim to that portion of the structure – or they can make you move it.
Easements
Easements affect how you can use your property. Utility companies have easements to run power lines, water lines, and sewer pipes. Sometimes neighbors have easements for shared driveways or access. These easements are legal rights that remain even after you buy the property. A survey shows where these easements are located so you know what restrictions exist.
Who Needs These Surveys?
Surveys can benefit everyone involved in a transaction. They clearly map property lines (and more), allowing you to be confident with your own home while also reducing disputes and potentially showing buyers exactly what they own.
They are especially important for closing a real estate transaction.
Title companies need surveys to identify issues before closing. Their job is to make sure the property title is clear and marketable. If there’s an encroachment, easement conflict, or boundary dispute, they need to know about it before you buy. The survey gives them that information, providing them – and you – with legal protection.
Lenders require surveys to protect their investment. If they’re lending you money to buy the property, they want to make sure what you’re buying is actually what’s described in the deed. They want to know if there are any issues that could affect the property’s value, your ability to resell it later, or a dispute that may cost you more than you can afford.
Types of Surveys Used for Long Island Real Estate Transactions
The survey your title company is asking for is most likely a title survey. This is the standard survey used for residential real estate closings on Long Island.
A title survey shows the property boundaries, all structures and improvements, easements, encroachments, and any other features that affect the property title. It includes measurements showing how far structures are from the property lines. It shows driveways, fences, decks, patios, sheds, pools, and other improvements.
Title surveys are detailed enough to identify potential title issues but focused on what matters for the real estate transaction. They’re not as extensive as some commercial surveys, but they provide the information title companies and lenders need to close the deal.
In some cases, you might need a boundary survey instead. This focuses specifically on locating and marking the property corners and boundaries. Boundary surveys are useful if there’s a dispute with a neighbor about where the property line is, or if you need to install a fence and want to make sure it’s on your property.
For commercial transactions, lenders often require an ALTA survey. These follow national standards set by the American Land Title Association and include more detail than residential title surveys.
If the property is in a flood zone, you might also need an elevation survey or FEMA Elevation Certificate to determine flood insurance requirements and rates.
What the Survey Might Reveal
Surveys often uncover issues that weren’t obvious before. These issues need to be addressed before closing.
Common findings include:
- Encroachments – The neighbor’s fence is two feet onto your property. Your driveway extends six inches onto the neighbor’s lot. The previous owner built a deck that crosses the property line.
- Easement Conflicts – There’s a utility easement that runs right where you were planning to build an addition. The driveway you thought was yours is actually on an easement shared with the neighbor.
- Setback Violations – The house or other structures are closer to the property line than local zoning allows. This might have been legal when built under older zoning, but it’s something to know about.
- Missing or Incorrect Property Markers – The survey reveals that the markers you thought defined your property were wrong, and your actual boundary is in a different location.
Most of these issues are resolvable. Encroachments might require easement agreements with neighbors. Setback violations that predate current zoning are usually grandfathered in. Missing markers get replaced. Your real estate attorney can help you navigate whatever the survey reveals.
The point is to find these issues before you close, not after you move in.
Who Pays for the Survey?
Survey costs are negotiable between buyer and seller. In some areas of Long Island, it’s customary for the seller to provide the survey. In other areas, the buyer pays. Sometimes it’s split.
Your real estate contract should specify who’s responsible for the survey cost. If it doesn’t, this is something to negotiate when you make your offer.
What If There’s an Old Survey?
Sometimes the seller has a survey from when they bought the property years ago. Your title company might accept this survey if it’s recent and if nothing has changed on the property since it was done.
However, old surveys often aren’t acceptable for closing. If structures have been added, if fences have been moved, if new easements have been recorded, the old survey doesn’t reflect current conditions. Most lenders and title companies want a current survey that shows what’s actually there now.
Even if the title company accepts an old survey for closing purposes, you might want a new one anyway. Conditions change. Property lines can shift due to erosion, accretion, or adverse possession. Encroachments that didn’t exist ten years ago might exist now. A current survey gives you accurate information about what you’re buying.
Finding a Surveyor on Long Island
If your title company is asking for a survey, the process is straightforward. You contact a licensed land surveyor, provide the property address and any information you have about the property, and request a title survey.
The surveyor will give you a timeline and cost estimate. Once you approve, they’ll schedule the fieldwork and complete the survey. The finished survey goes to you, your attorney, and the title company.
At Aerial Land Surveying, we provide surveys throughout Long Island and downstate New York. We use both ground-based measurements and aerial technology to create accurate, detailed surveys that meet title company and lender requirements.
If you’re new to Long Island and your title company is asking for a survey, contact Aerial Land Surveying at (833) 787-8393. We can explain what’s needed for your specific property and provide a survey that helps your closing go smoothly.
Buying property on Long Island comes with its own set of requirements and expectations. Surveys are standard here because they protect buyers, sellers, and lenders from problems that could affect property ownership and value. Now that you know what a survey is and why it’s required, you’re better prepared for the closing process.