What is a Boundary Survey?

Oklahoma Territory
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Stable and identifiable boundaries have always been an essential part of civilization. Before the advent of modern technologies, many natural features were used to establish easily identifiable boundary lines, such as rivers, creeks, or mountain ranges.

Some early examples of boundary surveying date back to the ancient Egyptians utilizing rope stretchers, or "rope pullers," to measure and define boundary limits along the Nile River. The idea of land surveying spread to India, Greece, and later Rome. As time and technology evolved, the methods may have changed, but the principle of defining land boundaries hasn't.

So What is a Boundary Survey?

Generally, a boundary survey, or pin survey, involves investigating, collecting, and evaluating "real property" evidence from recorded, field, and other relevant sources.

The licensed surveyor will formulate a professional opinion regarding the location of property boundaries, set or confirm existing monuments, and communicate that via a boundary survey plat.

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Generally, a boundary survey, or pin survey, involves investigating, collecting, and evaluating "real property" evidence from recorded, field, and other relevant sources.

The licensed surveyor will formulate a professional opinion regarding the location of property boundaries, set or confirm existing monuments, and communicate that via a boundary survey plat.

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Why Does a Boundary Survey Take so much Time?

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Many clients ask me why the lead time is so long to complete a boundary survey. All Oklahoma licensed surveyors are required to acquire the necessary survey data, record descriptions, deeds, maps, Oklahoma Certified Corner Records, government field notes, subdivision plats, road records, and other available section and boundary line location data in the vicinity. Although much of this data is available through the internet, surveyors must often make a trip to the county clerk's office to collect record evidence affecting the subject parcel. Although we review this before planning survey fieldwork, in many instances, there may be inconsistencies that are discovered while we complete our fieldwork. The unfortunate nature of land surveying is that we typically don't know what we don't know until our survey crew chiefs collect the field evidence at the property.

Once the boundary survey fieldwork is completed, a licensed surveyor will review all the evidence collected and harmonize the record data to derive a professional opinion of the property boundary. In many of the surveys I've completed in Oklahoma, there is typically ambiguity on one or more of the calculated property lines that must be annotated on the survey plat. Therefore, land surveyors dedicate their time to ensure that the final boundary plat not only meets the Oklahoma Minimum Standards but is also understood by the reader and any future user of that boundary survey plat.

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Many clients ask me why the lead time is so long to complete a boundary survey. All Oklahoma licensed surveyors are required to acquire the necessary survey data, record descriptions, deeds, maps, Oklahoma Certified Corner Records (O.C.C.R.s), government field notes, subdivision plats, road records, and other available section and boundary line location data in the vicinity. Although much of this data is available through the internet, surveyors must often make a trip to the county clerk's office to collect record evidence affecting the subject parcel. Although we review this before planning survey fieldwork, in many instances, there may be inconsistencies that are discovered while we complete our fieldwork. The unfortunate nature of land surveying is that we typically don't know what we don't know until our survey crew chiefs collect the field evidence at the property.

Once the boundary survey fieldwork is completed, a licensed surveyor will review all the evidence collected and harmonize the record data to derive a professional opinion of the property boundary. In many of the surveys I've completed in Oklahoma, there is typically ambiguity on one or more of the calculated property lines that must be annotated on the survey plat. Therefore, land surveyors dedicate their time to ensure that the final boundary plat not only meets the Oklahoma Minimum Standards but is also understood by the reader and any future user of that boundary survey plat.

Why does a Boundary Survey Cost more than a Mortgage Inspection Report?

As you can see, a significant amount of fieldwork, cost, training, and equipment goes into generating a professional boundary opinion. Land surveyors take this very seriously and are charged with doing so by the State in which they're licensed.

According to the Oklahoma Real Estate Commission, a mortgage inspection report is "A representation of the boundaries of a parcel of real property and the improvements thereon and shall not be designated as or construed as being a land or boundary survey." Both of these services are valuable in home or land purchases, but they are also different products. I discussed the main differences between boundary surveys and mortgage inspection reports in more detail in a previous blog post, "Why is a Boundary Survey more Expensive than a Mortgage Inspection Certificate."

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Professional survey grade equipment that stands up to tough field conditions is an expensive investment for survey companies and land surveyors.

As you can see, a significant amount of fieldwork, cost, training, and equipment goes into generating a professional boundary opinion. Land surveyors take this very seriously and are charged with doing so by the State in which they're licensed.

According to the Oklahoma Real Estate Commission, a mortgage inspection report is "A representation of the boundaries of a parcel of real property and the improvements thereon and shall not be designated as or construed as being a land or boundary survey." Both of these services are valuable in home or land purchases, but they are also different products. I discussed the main differences between boundary surveys and mortgage inspection reports in more detail in a previous blog post, "Why is a Boundary Survey more Expensive than a Mortgage Inspection Certificate."

GPS Equipment, GNSS Equipment

Professional survey grade equipment that stands up to tough field conditions is an expensive investment for survey companies and land surveyors.

I've completed dozens of boundary surveys, and it always seems that no two are the same. Either the record is unclear and ambiguous, the field data doesn't match the record, possible gaps or overlaps exist, or all of the above. There have been many times I've worked late or weekends to ensure that the final boundary plat is the best possible representation of the conditions on the ground, and lives up to state standards and my standards. Although it is a complicated career field, most land surveyors do it because they love what we do. Being a part of a parcel's history and helping clients solve their problems drives me to work toward becoming a better land surveyor each day. You can find additional information about Boundary Surveys here.

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Need Assistance?

Please fill out the form below and provide as much detail regarding questions, and or projects as you can.

Your Name(Required)
Your Email Address(Required)
Parcel Address / Survey Location
This field is for validation purposes and should be left unchanged.