Formerly O'Connor - Petito LLC



What is a Title Survey?

Joseph M. Petito Land Surveying & Civil Engineering, PC is a proud provider of title surveys. A title survey is an essential tool for all stakeholders involved in a real estate transaction or the development of a project. The survey identifies existing features on a property, including title boundaries, right-of-way access points, buildings, easements, water features, and whatever else is within the boundaries of the property.

A title survey can be imagined as an aerial overview of the existing conditions of a plot of land. Within that photo are all of the characteristics of the title commitment of the property. The survey establishes a clear boundary based on the title commitment’s legal description. A title survey is also useful in creating new boundaries for new developments.

Whether a single-site or multi-parcel project, Joseph M. Petito Land Surveying & Civil Engineering, PC has you covered with over 50 years of experience in the industry.

Do I Need a Title Survey?

During the real estate transaction process, a mortgage lender may require a title survey as part of the due diligence process. It may be required to satisfy the title insurer’s requirements before they agree to issue coverage. The title company may use the title survey to show the potential risks and benefits of the property’s features. Title surveys are also required by title insurers to verify existing conditions or issues before insuring.

Title surveys are generally not required by a title insurer. But without a survey, it’s possible that the title policy may have an exception for what the survey may have revealed. Lenders may also require a title survey before financing. In some cases, the lender may accept a title survey from a previous transaction.

If you are paying cash and not dealing with a mortgage lender, then it’s likely that you do not need a title survey. For your own sake, a land survey is still wise to have done to avoid future issues with the city or neighbors. Boundary issues are fairly common, unfortunately. It’s best to be prepared in case a situation arises in the future.

From a legal standpoint, if a boundary issue arises because of encroachment issues or whatever else, then attorneys may require a title survey to be completed.

What are the Advantages of a Title Survey?

First and foremost, a title survey is beneficial because it protects your investment. Insurance companies will refuse to insure anything that is not within the survey of your property. An accurate title survey will clearly depict all relevant and insurable features. A recent title survey protects you from disputes with your insurance agency. It also ensures that your insurance provider actually covers all of the investments that are rightfully yours.

During the title survey process, you will learn exactly what you own and exactly what you don’t. It will help answer those big questions like, “is that my tree?”. It may reveal that the dying tree that fell during the windstorm was in fact your neighbors’ responsibility and not yours.

How is a Title Survey Done?

A title surveyor will conduct extensive research into your property before ever stepping foot on it. The surveyor will likely examine the deed and may also include a title search for past surveys. The survey begins with legal research into the history of the property. Older surveys or legal information may include descriptions such as, “the property extends 50 yards beyond the furthest tree.”

Once the background information and history of the property are gathered, the surveyor will visit the property and begin to work. Some surveyors sketch the land, its boundaries, and its features based on visual observations. Features such as trees, buildings, and right-of-way access points will be noted within the sketch.

A more modern approach is to survey the land with a drone. An aerial photo of the property can be taken and analyzed for topographic features and more. Cadastral and radius mapping will verify the boundaries of the property. Just like the sketch, each significant feature will be clearly labeled as part of the final title survey report.

How Much Do Title Surveys Cost?

Joseph M. Petito Land Surveying & Civil Engineering, PC offers free quotes for title insurance surveys. With over 50 years in the industry, we offer a competitive price with quick and accurate results.

Most surveys cost anywhere from $200 up to $1000 for residential properties. The average price is $504. The size of the property and the complexity of the terrain and existing conditions play a large role in the survey’s cost. Subdivision and larger project surveys are also available. Generally speaking, you can expect about $50 to $500 per acre.


Title surveys are a wonderful tool to protect your investment. A title survey may even be required by your mortgage lender, title insurance company, or even attorney in a boundary dispute situation. Perhaps most importantly though, they clearly depict a property’s boundaries and significant features to make sure that you understand what is rightfully yours.

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