When Should You Do a Survey on a House?

When to Get a House Survey

Buying a home is a significant financial step. You inspect the foundation, check the roof, and review the home inspection report. Many buyers, however, overlook an important document: the property survey. A survey provides a detailed map of your property, outlining its legal boundaries and the exact location of everything on it. Understanding when you should do a survey on a house is a key part of smart homeownership. It is not just a piece of paper; it is a vital tool for protecting your investment.

This document can prevent future legal headaches with neighbours and ensure your new property complies with local bylaws. A survey confirms that the beautiful deck you love is actually on the property you are buying. It verifies that the fence separating your yard from the next is in the correct spot. Ignoring this step can lead to expensive and stressful problems down the road. It offers clarity and legal certainty about what you own, which is fundamental to property ownership.

What a Property Survey Reveals

A property survey is an official drawing prepared by a licensed surveyor. In Ontario, the most common type for a home purchase is a Surveyor’s Real Property Report (SRPR). This report provides a visual representation of the property and its features. It accurately shows the legal boundaries of the land. This confirms the exact size and shape of your lot, preventing any misunderstandings about where your property ends and your neighbour’s begins. The SRPR also locates all buildings, like the house and garage, on the land.

The report details other important features. It shows the location of fences, driveways, walkways, and hedges. This helps you see if these structures encroach on an adjacent property or if a neighbour’s fence is on your land. The survey also identifies easements, which are rights given to others to use a part of your property. For example, a utility company might have an easement to access power lines. Knowing this prevents you from building a structure where they need access. A survey gives you a complete picture, protecting you from surprises after you move in.

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Can You Use the Seller’s Old Survey?

Sellers will sometimes provide a copy of an existing survey with the property documents. Using an old survey can save you time and money, which is very appealing during a home purchase. However, this convenience comes with risks. A property survey is a snapshot in time. An older document may not reflect the current reality of the property. You must assess if the seller’s survey is still accurate and reliable for your needs.

Before accepting an old survey, ask some important questions. When was it completed? Have any structures been added or removed since that date? Look for new fences, decks, sheds, or additions to the house. Any of these changes make the old survey outdated. Lenders and title insurance companies may also reject an older survey. They often require a current report to confirm the property they are financing or insuring has no issues. A seller may sign a declaration stating that no changes have occurred, but this relies on their memory and honesty. A new survey removes all doubt and gives you the most accurate information possible.

How Surveys Interact with Title Insurance

Many homebuyers believe title insurance is a substitute for a property survey. This is a common and potentially costly misunderstanding. Title insurance protects you from financial loss due to issues with the property’s title. It can cover problems like fraud, liens, or public record errors. It can also offer some coverage for certain survey-related issues, such as a previously unknown encroachment that a new survey would have revealed.

However, title insurance is a reactive solution. It provides compensation after a problem is discovered, but it does not prevent the problem from happening. A survey is a proactive tool. It identifies these issues *before* you buy the property. Finding out your neighbour’s garage is on your land before you close allows you to demand the seller fix it. Title insurance would only help you manage the financial fallout after the fact. The physical garage would still be there, creating a difficult situation. Providing a new survey to your title insurer can sometimes result in better coverage or a lower premium because you have demonstrated due diligence.

Finding a Surveyor and Understanding Costs

Getting a property survey is a straightforward process. You must hire a licensed surveyor. In Ontario, only a certified Ontario Land Surveyor (OLS) can legally perform a property survey. You can find a qualified professional through the Association of Ontario Land Surveyors (AOLS). Their directory ensures you hire someone with the correct credentials and who adheres to professional standards. Once you hire a surveyor, they begin their research. They review land titles, historical records, and plans related to your property and the surrounding area.

After the research phase, the surveyor visits the property to take precise measurements. They locate property markers and measure the location of all buildings and improvements. This fieldwork is crucial for creating an accurate plan. The surveyor then drafts the Surveyor’s Real Property Report (SRPR). The cost of a survey varies. Factors include the property’s size, complexity, and location. A large, irregularly shaped rural property costs more to survey than a small, standard lot in a subdivision. Expect to pay between $1,500 and $3,000 for a typical residential survey. View this cost as an investment in protecting your much larger real estate purchase.

Potential Problems from Forgoing a Survey

Skipping a property survey to save money can lead to much greater expenses in the future. The risks associated with not knowing your exact property boundaries are significant. These problems can impact your finances, your relationship with neighbours, and your ability to enjoy your home. Understanding these potential issues makes the value of a survey clear. It is a protective measure against future stress and financial loss.

Without a survey, you expose yourself to several serious risks:

• Costly Boundary Disputes

  You might install a new fence or plant a garden, only to discover later that you have built on your neighbour’s property. This could lead to a legal order to remove the structure at your own expense. A dispute can sour neighbourly relations and result in expensive legal fees. A survey defines the lines clearly from the start.

• Unforeseen Encroachments

  You could buy a house and later learn that the driveway or a portion of the garage encroaches on municipal land. The city could demand you remove the encroaching structure. This would be a shocking and costly discovery. A survey identifies these issues before you buy, allowing you to address them with the seller.

• Issues with Mortgages and Permits

  Some lenders may refuse to provide financing for a property without a current survey. Similarly, if you plan to renovate, your municipality will likely deny a building permit without one. Skipping the survey at purchase can create major roadblocks for your future plans, causing delays and complicating your ownership.

A Survey Secures Your Home Investment

A property survey is a fundamental component of due diligence when buying a house. It moves beyond assumptions and provides you with factual, legally binding information about your property. It confirms the boundaries, identifies encroachments, and reveals easements that could impact how you use your land. The knowledge you gain from a survey empowers you to make a confident and secure purchase. It is about protecting what is likely the largest financial investment you will ever make.

The cost of a survey is minor when compared to the potential costs of boundary disputes, forced removal of structures, or title complications. By investing in a survey, you are buying certainty and peace of mind. You will know exactly what you own. You can plan future projects without worry and avoid potential conflicts with your neighbours. Always discuss the need for a survey with your real estate agent and lawyer. They can help you assess the risks for a specific property and ensure you take the right steps to protect your new home.