Do You Need a Survey to Sell Your Home?

A survey sits in an odd spot in the home sale process. Many sellers never think about it until a title company or a buyer asks, and then the question becomes whether to dig up an old one, order a new one, or skip it entirely. The answer depends on your state, your buyer’s lender, and what’s actually on your lot.

Short answer: There’s generally no law requiring a seller to provide a survey to sell a home, but a survey is often requested or required by the buyer, the lender, or the title company, particularly when the buyer wants title insurance without a survey exception. If you have an existing survey, it may be usable with an affidavit stating nothing has changed. If not, a new survey may be ordered, with cost responsibility set by local custom or your contract. Ask your agent and title company what’s typical where you live.

What Is a Survey?

A survey is a drawing prepared by a licensed land surveyor that shows the boundaries of your property, the location of buildings, fences, driveways, easements, and sometimes encroachments, meaning structures that cross a boundary line. It gives a precise picture of what the lot includes and what is on it, which can matter if there are any disputes or unusual features.

Why Do Buyers and Lenders Ask for One?

A survey helps confirm that the buyer is getting what they think they’re buying: the right boundaries, no hidden encroachments, and no conflicts with easements or setbacks. Title insurance companies often exclude matters that a survey would reveal unless a survey is provided, so a buyer may want one to remove that exception. Some lenders also require a survey as part of their loan conditions. Practices vary by state and region.

Are You Required to Provide a Survey?

Usually not by law, but it may be required by contract, by a lender, or by local custom. In some areas, surveys are routinely part of every sale, while in others they’re requested only when something seems unusual. Your purchase contract will say who is responsible for ordering and paying for a survey, if one is needed. Reading it early avoids surprises.

Can You Use an Existing Survey?

Often yes. If you have a survey from when you bought the home, a title company may accept it if no changes have occurred, sometimes with a signed affidavit stating that there have been no improvements or boundary changes since the survey. If you’ve added a fence, a deck, a pool, a shed, or an addition, the old survey may no longer be accurate. Ask your title company what they’ll accept, and look for your survey in your closing documents.

When Is a New Survey Most Useful?

A new survey is most useful if there are boundary questions, you’ve made changes to the property since the last survey, the lot is large or irregular, there are fences or structures near the lot lines, or you’re in a rural area with acreage. It can also help resolve concerns about easements. In these cases, getting the survey early can prevent last-minute disputes.

Situation	Is a new survey likely?
Recent survey, no changes since	Existing survey and affidavit may be enough
Improvements added since the last survey	A new or updated survey may be needed
Fence or boundary dispute	A new survey is often helpful
Rural or large acreage	Often requested
Typical subdivision lot, no concerns	May not be needed, depending on lender and title company

Who Pays for a Survey?

It depends on local custom and your contract. In some areas, sellers customarily provide one, and in others buyers order and pay for their own. It’s negotiable. Costs vary based on the lot size, location, and the type of survey, and can range from a few hundred dollars to more for larger or more complex properties.

What Types of Surveys Are There?

Terms vary by region. A boundary survey marks the property lines. A mortgage or location survey shows the home’s position relative to the lot lines and is often used for lender purposes. A more detailed survey may include easements and improvements. Ask your title company which type they require so you don’t pay for the wrong one.

What If the Survey Shows a Problem?

If a survey reveals an encroachment, such as a neighbor’s fence or part of your driveway on someone else’s land, or a structure that violates a setback, it needs to be addressed. Options may include a boundary agreement, an easement, moving or removing the structure, or negotiating with the buyer. These problems are far easier to handle before you’re under contract. You should disclose known boundary issues as required.

How Do You Prepare?

Find your old survey, ask your title company what they’ll accept, and think about any changes you’ve made. If there’s any boundary question, consider ordering a survey before you list.

How Does Commission Affect Your Net?

Survey fees are small compared with the largest cost you control, which is commission.

	Traditional agent	IDEAL AGENT	You save
Listing commission	3%	2%	1%
Buyer’s agent commission	3%	2%	1%
Total (if buyer has an agent)	6%	4%	2%

If a buyer comes directly through your agent’s own marketing, with no separate buyer’s agent, your total commission is capped at just 2% combined. IDEAL AGENT matches sellers with a top 1% local agent who knows what title companies in your area expect, at a 2% listing commission and a recommended 2-2.5% buyer’s agent commission.

Frequently Asked Questions

Do I have to have a survey to sell my house?

Generally not by law, but a buyer, lender, or title company may require one.

Can I use my old survey?

Often yes, if nothing has changed, sometimes with an affidavit. Ask your title company.

Who pays for the survey?

It depends on local custom and your contract.

How much does a survey cost?

Costs vary by lot size, location, and survey type, from a few hundred dollars to more.

What if I added a fence or a shed?

An older survey may no longer be accurate, so you may need an updated one.

What happens if the survey finds an encroachment?

You may need an agreement, a boundary change, or a negotiated resolution with the buyer.

Where can I find my old survey?

Check your closing documents from when you bought, or ask your title company or the surveyor.

Knowing what your title company expects keeps a survey from delaying your closing. Get matched with a top 1% local agent who knows local requirements, listing for 2% commission.