How do I verify property boundaries and survey
maps?
Shocking but True: Use These Steps to Verify Property Boundaries and Survey Maps — Fast
Why verifying property boundaries matters
A wrong boundary costs time and money. It can stop a sale, trigger a fence fight, or lead to a legal battle. Verify boundaries early. Clear title. Clear plans. No surprises.
Quick checklist to verify property boundaries and survey maps
- Read the deed and legal description
- The deed describes your parcel: lot, block, plan number, and metes and bounds. Start here. Match the legal description to the survey map.
- Find the recorded survey plan
- Search the land registry or local records office for the survey plan number from the deed. Many municipalities have searchable GIS or cadastral map tools online. Look for “registered plan,” “parcel map,” or “survey plan.”
- Use municipal GIS and aerial tools
- Municipal GIS and satellite views let you compare improvements to lot lines. They aren’t legal surveys, but they show obvious discrepancies like buildings over lines.
- Inspect the property for monuments and markers
- Look for iron pins, concrete monuments, or flagged stakes at corners. These are placed by licensed land surveyors. Note their position and take photos.
- Hire a licensed land surveyor for a boundary survey
- This is the definitive step. A certified land surveyor will locate corners, set markers, and produce a stamped survey map (also called a survey certificate or plan). Use the survey when building, buying, or resolving disputes.
- Compare the survey to improvements and title
- The survey will show how fences, sheds, and buildings sit relative to property lines. If a structure encroaches, plan fixes: move the structure, negotiate an easement, or get a legal agreement.
- Check title insurance and ask your lawyer
- Title insurance may cover boundary risks. A real estate lawyer can interpret survey vs. deed conflicts and advise on quiet title actions where needed.
When to get a new survey
- Buying or selling a home
- Building a fence, deck, or addition
- Suspected encroachment or neighbor dispute
- Subdividing or merging lots
A new boundary survey removes doubt.
Typical costs and timeline
- Cost varies by region, lot size, and complexity. Expect a licensed surveyor fee. Municipal searches are often low cost or free. Plan for 1–3 weeks for a survey in normal conditions.
Final action plan (3 steps)
- Pull deed and municipal recorded plan. Match descriptions.
- Use GIS and inspect monuments on site. Photograph everything.
- Hire a licensed land surveyor for a stamped survey if there’s any doubt.
Need help fast? Tony Sousa is a local realtor who helps buyers, sellers, and homeowners interpret surveys, order surveys, and resolve boundary issues. Contact Tony at tony@sousasells.ca or 416-477-2620. Visit https://www.sousasells.ca for local guidance and trusted referrals to licensed surveyors and real estate lawyers.
