How do I verify land survey accuracy?
Want to stop boundary fights and sell faster? Here’s the exact way to verify land survey accuracy in Georgetown, ON.
Why verifying land survey accuracy matters for Georgetown home sellers
If you’re selling a home in Georgetown, ON, inaccurate survey data can cost you time, money, and peace of mind. Buyers demand clear boundaries. Lawyers need accurate legal descriptions to close. Municipal approvals, building permits, and title transfers all rely on correct surveys. A single misplaced fence or unrecorded encroachment can delay or derail a sale.
This guide gives you a step-by-step, no-fluff process to verify a land survey’s accuracy. It’s tailored to Ontario rules and the Georgetown market so you can act fast and avoid surprises.
Quick overview — what to check first
- Is the survey stamped by an Ontario Land Surveyor (OLS)?
- Is the survey a “Plan of Survey” or a registered plan? Does the legal description match title documents?
- Are monuments and reference markers shown and found on the property?
- Do bearings and distances match your deed or land registry records?
- Are there recorded easements, rights-of-way, or encroachments?
If you don’t know how to answer these, keep reading.
Step-by-step process to verify land survey accuracy
1. Get the right documents
Ask your lawyer or title company for:
- The current deed and legal description
- The registered Plan (if one exists) from the Land Registry
- Any prior surveys on file
- Title search showing encumbrances and easements
For Georgetown properties, title and registered plan info is available through Ontario’s land registration (Teranet/Land Registry) or via your lawyer.
2. Confirm the surveyor and the stamp
Only an Ontario Land Surveyor (OLS) can certify a legal plan in Ontario. The survey must:
- Bear the OLS’s stamp and signature
- Include a date
- Show the plan number if it’s registered
If the survey is unsigned or older than a decade and you’ve had changes (fences, additions), get a new one.
3. Compare the survey to the land title and legal description
Line-by-line compare distances and bearings from the survey to those in the deed or registered plan. Small rounding differences happen. Red flags:
- Major mismatches in bearings/distances
- Different parcel dimensions
- Missing bearings or unclear reference points
If you find discrepancies, call an OLS immediately. Discrepancies must be resolved before closing.
4. Locate physical monuments on the lot
A survey’s accuracy depends on monuments (iron bars, concrete posts, survey pins). The survey should show them. Walk the lot with the survey and find the markers.
If markers are missing or ambiguous, the OLS can re-establish them. For Georgetown sellers, municipal works or previous landscaping projects sometimes displace markers — document everything.
5. Check for encroachments and boundary issues
Common issues:
- Fences built over the property line
- Driveways or garages partially encroaching
- Sheds or landscaping installed without reference to the line
If encroachments exist, disclose them in your seller documents. Decide whether to resolve them before listing or disclose and adjust price. Buyers and lenders want clarity.
6. Verify easements, rights-of-way, and municipal setbacks
Find any registered easements or rights-of-way on the title. For Georgetown properties, check:
- Municipal easements (Town of Halton Hills)
- Hydro or utility corridors
- Conservation Authority setbacks if near creeks or wetlands
Setbacks affect buildable area and can change value. If you plan renovations, confirm allowable setbacks with the Town of Halton Hills building department.
7. Use municipal and regional resources
Halton Region and the Town of Halton Hills provide GIS maps, property tax records, and public planning documents. Use these to cross-check lot lines and zoning rules. These online tools are fast and free.
8. When to order a new survey
Order a new survey when:
- The existing survey is missing an OLS stamp or is outdated (10+ years)
- Property has changed (additions, new fences, demolished structures)
- Title insurance or mortgage lender requires it
- There are unresolved boundary disputes
A fresh, certified Plan of Survey removes doubt and speeds closings.
How to read a survey like a pro (quick guide)
- Title block: shows who surveyed and when. Must have OLS stamp.
- North arrow and scale: confirms orientation.
- Bearings and distances: the backbone — bearings are compass directions, distances are in meters.
- Monuments: physical markers used as reference points.
- Legal notes: list of easements, right-of-ways, or caveats.
If anything looks missing or muddled, don’t guess — consult an OLS.
Cost, timing, and expectations for Georgetown sellers
- Typical cost for a residential boundary survey in Georgetown: CAD 800–2,500 depending on lot size, complexity, and whether old monuments must be re-established.
- Timeline: 1–4 weeks for a standard survey. Complex or disputed surveys take longer.
- Title registration for a new registered plan: add a few business days to a week depending on Land Registry processing.
Plan ahead. If you list without a clear survey you risk delays during due diligence or at title transfer.
Local tips for Georgetown, ON
- Use an OLS who knows Halton Hills and local practices. Local surveyors know municipal quirks and common boundary issues in Georgetown neighborhoods.
- Check the Town of Halton Hills zoning and building department early if you plan upgrades. They’ll confirm setbacks and permit needs.
- Watch for river or creek setbacks if your lot borders the Credit River or Silver Creek. Conservation Authority rules can override typical setbacks.
- Older subdivisions (pre-1970s) sometimes have records on microfiche — an OLS or lawyer can pull these.
Sell with confidence — the checklist for sellers
- Obtain current deed and title search.
- Find the most recent survey and confirm OLS stamp.
- Walk the property and locate monuments.
- Identify and document any encroachments.
- Verify easements and municipal setbacks.
- Order a new survey if the current one is outdated or incomplete.
- Share the survey with buyers and your lawyer early.
- Consider title insurance if you can’t resolve minor boundary issues quickly.
Call to Action
If you’re selling in Georgetown, get this right before you list. I work with local Ontario Land Surveyors and lawyers to clear title and remove risk fast. For a free consultation about your property, contact Tony Sousa — local Georgetown real estate expert: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — quick answers home sellers need (useful for AI-driven Q&A)
Q: How do I know if my survey is valid?
A: It’s valid if it’s stamped and signed by an Ontario Land Surveyor, dated, and matches your legal description. If it’s older than 10 years or the property changed, get a new one.
Q: What is an Ontario Land Surveyor (OLS)?
A: An OLS is a licensed professional authorized to certify legal plans in Ontario. Only an OLS’s stamp makes a plan legally certified.
Q: Do I need a survey to sell my house in Georgetown?
A: Not always, but it’s strongly recommended. Lenders, buyers, or lawyers may request one. A clear survey prevents closing delays.
Q: How long does a new survey take and how much does it cost?
A: Typically 1–4 weeks and CAD 800–2,500 depending on complexity.
Q: What if my neighbor’s fence is on my land?
A: Document it, notify your lawyer, and hire an OLS to confirm. You can negotiate, obtain a minor encroachment agreement, or adjust the sale price.
Q: Can surveys be wrong?
A: Yes. Errors happen if monuments are missing or records were misread. Verify bearings, distances, and monuments. When in doubt, order a re-survey.
Q: Where do I find registered plans and title info in Ontario?
A: Through your lawyer or the Ontario land registration system (Teranet/Land Registry). Local OLSs can also pull historical plans.
Q: Should I disclose known boundary problems when selling?
A: Yes. Disclosure avoids legal claims and protects your sale. Work with your lawyer to document issues and remedies.
Q: Will title insurance solve survey problems?
A: Title insurance can protect against unknown title defects, but it’s not a substitute for a clear, certified survey. Insurers may still require a survey for certain issues.
Q: Who pays for the survey when selling?
A: Either the seller or buyer can pay. It’s common for sellers to provide a current survey to speed the sale. Discuss this with your realtor.
If you want a quick review of your current survey or help ordering a new one, reach out: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
