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How to Conduct a Land Survey: Step-by-Step Guide for Property Owners and Developers

What Does It Really Take to Conduct a Land Survey?

If you’ve ever wondered what goes into a professional land survey, you’re not alone. Land surveys aren’t just about measuring property lines—they involve a precise combination of legal research, technology, mathematics, and field verification to establish the true shape and status of a piece of land.

Whether you’re preparing to build, buy, sell, refinance, or develop, knowing how a land survey is conducted will help you make smarter decisions, choose the right type of survey, and understand what your surveyor is doing behind the scenes.

Step 1: Define the Purpose of the Survey

Every land survey starts with a clear objective. The type of survey you need will depend on:

• Are you buying or selling property? (You’ll likely need a boundary or Category 1A survey)

• Are you refinancing? (ALTA/NSPS survey)

• Are you building something new? (Topographic, site layout, or construction staking survey)

• Are you in a flood zone? (Elevation certificate or floodplain survey)

• Are you subdividing land? (Platting or subdivision survey)

📌 Your surveyor will recommend the correct type once your needs are clear.

Step 2: Gather Existing Records and Legal Descriptions

Before any fieldwork begins, the surveyor performs a document review, which may include:

• Property deeds

• Title commitments

• Previous surveys or plats

• Subdivision maps

• County records and zoning maps

This research is crucial—it provides the legal description and historical context for the property, helping the surveyor understand what they’re supposed to locate or verify.

In areas like Harris County or Montgomery County, where properties have changed hands or been re-subdivided multiple times, this step can uncover hidden easements, encroachments, or boundary discrepancies.

Step 3: Conduct the Field Survey

Once research is complete, the surveyor heads to the site with tools like:

• Total stations – Electronic theodolites that measure angles and distances

• GPS equipment – For large rural surveys or when accessing satellite geodetic data

• Measuring tapes, rods, tripods – Still used in tighter, urban locations

• Drones (in some cases) – For topographic mapping and aerial data capture

During this phase, the surveyor will:

• Locate property corners or monuments

• Measure boundaries, fences, walls, structures, and improvements

• Map elevation points (for topographic surveys)

• Document visible encroachments, easements, and right-of-ways

• Capture access points, roads, drainage features, and utility lines

📍 The surveyor compares their field data to historical records to determine if any changes or discrepancies exist.

Step 4: Analyze the Data and Resolve Conflicts

After collecting all field data, surveyors return to the office to:

• Plot data into CAD software (Computer-Aided Design)

• Overlay field data with legal descriptions

• Identify and resolve any inconsistencies or encroachments

• Calculate accurate distances, angles, and acreage

This step often involves communicating with title companies, engineers, or local planning offices—especially in subdivision-heavy counties like Fort Bend or Waller County, where developments may share utility lines, driveways, or drainage infrastructure.

Step 5: Draft the Final Survey and Issue a Plat or Certificate

Once complete, your surveyor will deliver a finalized drawing or plat, which may include:

• Legal description and boundaries

• Easements, rights-of-way, and setback lines

• Location of buildings, fences, and improvements

• Topography or floodplain data (if applicable)

• Encroachments or conflicts

• Surveyor’s seal and certificate

📎 Depending on the purpose, this document may be used for:

• Permits and construction

• Loan or title approval

• Subdivision filings

• Insurance purposes

• Legal dispute resolution

What Can Go Wrong Without a Proper Survey?

• Boundary disputes with neighbors

• Building on the wrong lot or over an easement

• Permits denied due to incorrect lot sizes or setbacks

• Fines or required demolitions from code violations

• Missed investment opportunities due to unknown encroachments

County-Specific Considerations in the Houston Area

• Harris County: Floodplain data and elevation certificates often required in Houston’s urban core.

• Montgomery County: Many properties fall under HOA or township jurisdiction, requiring precise platting.

• Fort Bend County: MUD easements and road right-of-ways must be clearly documented.

• Galveston County: Coastal surveys must consider erosion, FEMA zones, and state-regulated setback lines.

• Brazoria County: Rapid suburban development means new surveys are often needed for plats or property combinations.

• Chambers, Liberty & Waller Counties: Larger tracts benefit from GPS-aided boundary surveys, especially for agricultural or industrial land use.

How South Texas Surveying Conducts Surveys with Precision

With 40+ years serving the entire Greater Houston region, South Texas Surveying handles every phase of the land survey process in-house. We offer:

✔️ ALTA/NSPS, Category 1A, boundary, topographic, and construction surveys
✔️ Fast, accurate fieldwork using GPS and CAD technology
✔️ Local knowledge of Houston-area county codes and permitting
✔️ Responsive communication with your title company, lender, or builder

📞 Need a land survey? Let us walk you through every step—accurately and efficiently.

Every Project Starts with a Clear Survey

Whether you're managing a large commercial development, building your first home, or simply securing a clean title, a professionally conducted land survey ensures your project moves forward without surprises. By understanding how the process works, you can ask better questions, avoid delays, and make confident real estate decisions.

📍 Serving Harris, Montgomery, Fort Bend, Brazoria, Galveston, Waller, Chambers, and Liberty counties—South Texas Surveying is your partner in property precision.