Accuracy of Land Surveys

[Aaron Lands]

Hello BP Community:

I had a question in regard to the accuracy of surveys. I own 2 side by side parcels of 50 feet each (100 feet total) in an older section of town and I have neighbors to the east and west of me (we get along fine but wanted to know where the exact pins were located in order to build a driveway and garage). The owners on both sides of me had a survey done by professional surveyors and each pin cuts approximately 3 feet into what I/we thought was my property line. I measured the distance between pins and it only measures 94 feet, not 100 feet. I'm not necessarily questioning the surveys, just wondering if this is common for a lot to be 6% smaller than it's legal description? I own quite a few rental properties in which my structure or a neighbors structure is within a few feet of a property line and now I am wondering if I need to have some of those properties surveyed. Thanks in advance!

[Oren K.]

Aaron,

On the assumption that the surveyors were 'professinals', the surveys should be extreamly accurate (that's the whole point!). Their reputation & license & insurance premiums are on the line if they regualarly provide inaccuate work.

I've seen situations where two surveys disagreed on lot lines but by inches at most, usually even less.

IF the surveys provided are 'old' (e.g. pre GPS), there 'may' be more room to question things but even then, they were very careful as so much can ride on where they set the lot line (e.g. fences, law suites, building permits, inheritances, etc.).

All this suggests that you may want to reexamine your property title description. Did you get the 50' width from the agents description which has no legal standing, from the title description, from ???

At the end of the day, if you feel strongly that the surveys provided are wrong, you can hire your own. IF they provide a survey that is meaningfully different from the others, you will either have to take it to court or come to an agreement with your neighbours t needs to be papered and registered with whoever is the local land registry authority is.

Oren