Older lots come with history, and not all of it shows up in the listing. A lot created decades ago has usually seen new owners, new walls, new additions, and new utility lines. Some of those changes were recorded and some weren’t, which leaves plenty of room for surprises after closing.
Land surveying gives buyers a clear picture of what they’re really purchasing. A current survey compares the recorded lot with what’s on the ground today and flags gaps between the two. If you’re buying an older property, order the survey early so there’s time to act on what it finds before your due diligence period ends.
Compare Older Lot Records With Current Site Conditions
The first job of a survey on an older lot is to test the records against reality. A subdivision plat is the recorded map that first created the lot, showing its size, shape, and position in the neighborhood. Plats made many years ago may use older measuring methods, and the monuments that marked the corners can be buried, moved, or gone.
A licensed surveyor researches the plat, deeds, and nearby surveys, then searches the site for those original corner markers. Where markers are missing, the surveyor uses recorded evidence to re-establish the lines. The result shows whether the lot you see matches the lot you’re buying.
Small differences are common and don’t always mean trouble. Larger gaps, like a lot that’s shorter than the plat shows or a corner that lands inside a neighbor’s yard, deserve a closer look. Ask your surveyor to explain any difference in plain terms and whether it could affect title or use.
Identify Improvements Added After the Original Lot Was Created
Most older lots have been changed many times since the original home went in. Common later additions include room additions, carports, patios, pools, sheds, guest houses, and block walls. Each one can raise a question about where it sits compared with the property lines.
A survey shows these improvements in their true position. That’s how buyers find out whether a wall stands on the line, a shed sits over an easement, or a neighbor’s driveway crosses onto the lot. When something crosses a line, it’s called an encroachment, and it can cause title issues or neighbor disputes later.
Survey findings don’t tell you whether an addition was built with a permit. That’s a separate question for the local building department. Still, an improvement that sits too close to a line is a good reason to check permit history before closing.
Review Access and Easements Affecting Older Phoenix Lots
An easement is a legal right that lets someone else use part of your property for a set purpose. Older neighborhoods often have easements for utilities, drainage, alleys, or irrigation that were recorded long ago. Some are still in active use, and others haven’t been touched in years but remain on record.
Your surveyor can map easements listed in the title commitment so you can see exactly where they fall. That matters if you plan to build a pool, garage, or wall in a spot that turns out to be reserved for utility access. Structures built inside an easement may have to be removed if the easement holder needs the space.
Confirm How the Lot Is Reached
Access deserves its own check. Make sure the lot touches a public street or has a recorded access easement, and that the driveway sits where the records say it should. Shared driveways and alley access that rely on long habit instead of a recorded right can create real problems for buyers and lenders.
Check Whether Existing Improvements Limit Future Development
Many buyers of older lots have plans. You may want to add a second unit, expand the house, split the lot, or tear down and rebuild. What’s already on the ground can shape what’s possible.
Setbacks are the required distances between buildings and property lines. If an existing structure already sits close to a line, expanding it may not be allowed without approval. Easements, drainage paths, and the lot’s true size can also limit how much you can build and where.
Rules for setbacks, lot splits, and additional units vary by municipality, zoning district, and property type. A survey won’t answer every zoning question. It does give your architect, engineer, or planning staff accurate measurements to work from, which makes those conversations faster and more reliable.
Use Survey Findings to Strengthen Property Due Diligence
A survey is most useful when you read it alongside your title commitment and purchase contract. Compare the easements and exceptions in the title work with what the surveyor mapped. If something on the survey isn’t covered in the title documents, raise it with your title company right away.
Here are a few practical steps once your survey is in hand:
- Review every note and flagged item with your surveyor.
- Share encroachments or boundary gaps with your agent and title company.
- Ask your attorney whether any finding affects your contract or closing.
- Keep a copy of the sealed survey for future permits and resale.
Lenders and title companies may have their own survey requirements, and those can vary by loan type and property. Confirm what they need early. A survey that meets their standards the first time can keep your closing on schedule.
Frequently Asked Questions
Do I need a new survey if the seller has an old one?
An old survey can be a helpful starting point, but it may not show current conditions. Walls, additions, and pools built after that survey won’t appear on it. Title companies and lenders may also require a recent survey. Ask your surveyor whether the old one can be updated instead of starting from scratch.
What happens if the survey finds an encroachment?
The next step depends on what crosses the line and how serious it is. Some buyers ask the seller to fix it or negotiate a price change. Others work with the neighbor on an agreement or seek title coverage for the issue. An attorney can help you choose the right path for your situation.
Can a survey tell me if an addition was permitted?
A survey shows where an addition sits, but it doesn’t confirm permit history. Permit records are kept by the local building department. If the survey shows an addition close to a line or inside an easement, that’s a good reason to check permits. Doing this before closing gives you more options.
How long does a survey take on an older lot?
Older lots often take longer because the research can be more involved. Missing corner markers and old records may need extra field time. A typical residential survey might take one to three weeks, depending on workload and site conditions. Order it as early as possible in your due diligence period.
Which type of survey should a buyer order?
Most residential buyers need a boundary survey that shows property lines, improvements, and easements. Commercial buyers and some lenders may require an ALTA/NSPS survey instead. Requirements vary by lender, title company, and property type. Talk with your surveyor and lender before ordering so the scope fits your deal.
Land Surveyors are professionals who make precise measurements to determine the size and boundaries of a piece of real estate. While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:
