Land Survey questions: would like to know ballpark cost for boundary survey...?

Question

What is the ballpark cost for a boundary survey? I am getting one in the next couple weeks. How do I know if I am getting a good surveyor? What do I look for? Will a boundary survey resolve issues with neighbors that claim parts of my yard are their property? Is there anything that can be done about a neighbor putting their trash (old tires, old bathtub, 2 junk cars, tractor, etc) practically in my backyard? He claims it is his land but its past the tree boundaries and into my yard. He also claims the addition on my home is 2 inches from his property line. The other neighbor claims my driveway is on her property as well as the wooden swing. The addition, driveway and swing were put there by the previous owners. Any help is appreciated. Thanks.

I live in the smack-dab middle of a small town. There are ordinances for the junk cars. The city made another neighbor get rid of her old car, but did nothing about the two cars that are almost in my backyard. That particular neighbor with the two cars and all the trash happens to be the town's former mayor.

Answer 1

Boundary surveys vary greatly in price, but you can expect to pay at least $1500 for one (probably more if you live more than 25 miles from a surveyor's office). An ALTA survey would be valid for as long as you owned the property. Almost all survey companies do these types of surveys, and nearly all are fairly identical in quality...Ten different survey companies will have the same location of the property line (or within fractions of a milimieter). There are some firms which specialize in doing exactly this sort of thing, you might feel more comfortable using one of them. But nearly all survey firms will do this, and they will nearly all be the same.


Two points to consider.... #1. : Just because there is a treeline, that does not necessarily mean that is the property line. Treelines/hedges/etc... do not delineate property lines. They are often very close to the actual lines, but not always. A surveyor can settle once and for all exactly where your land ends and your neighbor's begins (and it will be upheld in court).
#2. : I am not sure what state you live in, but most states have building codes which require all building walls to be at least half a foot from the property line. If any state were different, I would think the distance would be GREATER. That tells me that your nrighbor is probably mistaken about the actual location of the property lines (and perhaps you both are?) Be prepared either way.

Unfortunatley, the only way you can really be sure is hire a surveyor. Encroachment (thats the terms surveyors use when someone else's house or driveway is partially sitting on someone else's property) can be a nasty thing. Even if you are proven right, you would probably have to go to court to have anything done about it. Good luck!

Answer 2

For a 50 X 120 flat lot and a FEMA elevation certificate I am being charged $2,500. This is located in a small rural town in Washington. This was the cheap bid since the surveying company is also doing work for the city at the same time. The competition wanted $5,000 for the same work. I personally know the surveyors dong the work and the company they work for is an established local company. Like anything, get references - talk to some of their previous customers and ask around. The survey may not completely resolve your issues since it sounds like you have some very difficult neighbors. What it will do is help you if when you have to take them to court to settle your property dispute.

Answer 3

I would get references from locals in your area. Perhaps there are references and ratings online for surveyors in your area. I live in Las Vegas. The last time I had to hire a surveyor, when I bought my first piece of property, I had to use smoke signals.

Regarding the trash, you'll have to check your county or city ordinances to find out if any laws are being violated. More than likely, there are. In the case of abandoned vehicles, the last registered owner of the vehicles should be responsible.

Building easement ordinances vary from state to state, county to county. This is probably why you need a surveyor. If these building infringements were on the property when you bought it, you'll want to check your purchase contract for any "purchased as is" clauses. Someone might have just wanted to sell the property just to get out from under that.

Laws in your state might give you certain rights. I don't even know where you live. I haven't checked your profile. I would consult with a real estate attorney.

Answer 4

a guess on price-$500. prices vary greatly across the country.

how would you know if he's good- if he's liscenced, he should be capable of doing it correctly. you can ask your friends,"who's a good surveyor?"

putting trash near your property-- some towns have laws against this type of thing. if you are not in city limits, probably nothing you can do, legally. only recourse is tell him it is an eyesore and ask him to move it.

when surveyor marks the lines. neighbors have to abide by them. if they disagree with it, then they have to hire a surveyor and pay him to do it. with today's GPS, the 2 surveys should be within millimeters of each other. if 2 surveyors come up with diffwerent lines, you have to go to court to establish line.

an alternative--ask the neighbors if they will go in with you, hire a surveyor, split cost, everybody agrees to live with what he marks. this would split the costs, show good will, hopefully keep peace.

property disputes can get ugly.