Jim Valentine on Real Estate
The question whether, or not, to get a survey on a property you are buying is a straightforward one and seemingly easy to answer. It isn’t. There are too many variables to have a simple one-size-fits-all answer for that question.
If you are looking in an established subdivision with small lots sizes, then the lot lines are usually readily identified by the fences. Many such subdivisions were built by the developer, and they included fences in their basic package.
In that situation the fences are usually on the property line. However, fences aren’t always on the property line. On larger parcels it is common for the party putting in the fence to put it a bit onto their property to make sure there is no mistake.
For this reason, we always say you can’t rely on fences for exact boundary lines. They can get you close, but if you need to be exact for a specific purpose you must identify the actual corners of the property.
The corner markers are truly where the property boundary is. In Nevada they are usually marked with rebar bearing a cap or tag with the surveyor’s license number. An older marker may just have the tip dipped in paint.
In some subdivisions the corner can be marked on the curb. You can determine what was used to mark your property by looking at the map that created your parcel, if it was created by a map. The subdivision or parcel map will call out how each corner was marked.
The corners aren’t the lathe that is in the ground there with writing on it. That is a guide for the surveyor, but not a corner. If you can’t find a corner you should call a licensed surveyor to locate it, or to reset the corner if one is missing.
It is much less expensive to properly identify the corner before you do any work that may have to be redone if a professional survey shows the location of your work to be in error. Look at it like insurance – you are protecting your investment.
Some tips for when you are looking for corners. In Nevada they could be buried a bit due to wind-blown sand. You may want to take a metal detector and a steel rake to locate a buried corner marker. Some corners are “offset.”
If the actual corner is in the middle of a creek, or road, the corner may be placed in an offset location by 10 feet, or whatever offset would be appropriate to have the corner located in a stable place.
That will be noted on the map you should be using so you will know it won’t be where you think it should be. Be sure to look at the property corners carefully. We’ve seen established subdivisions with fence lines 10-20 feet off the mark.
That is a lot of property on a city lot-sized parcel. Take a map when you are looking at the corners closer. You might ask the seller to identify them in your offer. If they can’t find them then they should have them found or set by a surveyor for you.
Next to the title report, property corners are one of the most overlooked important components of your transaction. They identify where your property really is located. That is important!
Your agent isn’t a surveyor. While land agents get pretty good at finding corners, and there are apps that will get you super close, if you don’t see the corner you may want to go to the next step and involve a professional corner seeker/setter.
When it comes to choosing professionals to assist you with your Real Estate needs… Experience is Priceless! Jim Valentine, License No. BS-03481, RE/MAX Gold Carson Valley 775-781-3704. dpwtigers@hotmail.com