Do I Need a Land Survey Before Buying Property in Georgia or South Carolina?

07/30/2025 | H&M Surveying |

Buying Land or a Home in South Carolina or Georgia? Here’s Why a Survey Might Be Your Best Investment.

Purchasing property—whether it’s a home, a vacant lot, or acreage—is one of the most significant financial decisions you’ll make. In South Carolina and Georgia, a land survey isn’t always legally required to close a real estate transaction, but it is strongly recommended. Without one, you may be assuming risks related to boundary disputes, encroachments, flood hazards, or zoning issues that could cost you thousands later.

At H&M Surveying, we regularly work with homebuyers, real estate attorneys, and title companies to provide timely, accurate surveys that support confident decision-making at closing.

Two men inspecting a tree in a forest, one pointing upward.

What Is a Land Survey?

A land survey is a professional assessment of a property’s legal boundaries and physical features. Conducted by a licensed surveyor, a survey can reveal:

  • Exact property lines
  • Fence, building, and driveway encroachments
  • Easements and rights-of-way
  • Elevations and floodplain status
  • Site conditions for future improvements

In South Carolina and Georgia, surveyors are licensed by the Board of Professional Engineers and Surveyors and are required to follow strict standards for accuracy and documentation.

What Types of Surveys Might You Need?

Depending on your property and your plans, one of the following surveys may be appropriate:

Boundary Survey

The most common type. It defines the corners and property lines, confirms acreage, and identifies potential encroachments like fences, sheds, or driveways that cross the line.

A burnt rug lies on a driveway near a lawn and fence.

Lot Survey for Closings

Tailored for real estate attorneys and lenders, this is a detailed retracement survey with clear mapping and legal certification. It is often requested when buying a home in a subdivision or a small tract.

Topographic Survey

This includes elevation contours, underground utility locations, and terrain features. It’s ideal if you plan to build, grade, or landscape.

A forested area with a small trench and measuring equipment.

Flood Elevation Certificate (FEMA)

Essential for properties in or near flood zones. Required by insurance companies to determine your premium and coverage.

ALTA/NSPS Survey

Used mostly for commercial real estate, this is the most detailed survey type and includes title encumbrances, easements, zoning, and more. Often required by lenders and investors.

Not sure which type you need? We can help your real estate team determine the best fit for your transaction.

Email us at: quotes@hmsurveying.com for detailed information.

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Is a Survey Required to Close in South Carolina?

Technically, no. South Carolina does not mandate a land survey to close on a property. However:

  • Many real estate attorneys recommend it
  • Title insurance companies may require it for coverage
  • You’ll need it to build, fence, or subdivide later

Skipping a survey can lead to legal disputes or unexpected costs after closing, especially in rural areas or older neighborhoods where boundary lines may be unclear.

How H&M Surveying Supports Buyers and Attorneys

We regularly partner with:

  • Closing attorneys to provide surveys in the correct format for title review
  • Lenders to meet underwriting guidelines
  • Buyers to ensure what they’re buying is exactly what they expect

We handle coordination, communicate timelines clearly, and deliver digital and hard copies of your plat on time—often within just a few days.

Common Issues We Catch Before Closing

Here are a few real examples of issues our surveys have helped resolve:

  • A detached garage built 4 feet over the neighbor’s line
  • A utility easement that restricted pool installation
  • A fence enclosing 20% less property than advertised
  • A parcel misrepresented as buildable due to topographic grade

Final Word: A Small Investment That Protects a Big One

For most buyers, a property survey costs between $1,100–$1,800, depending on lot size and complexity. That’s a small price to pay to avoid major headaches down the road.

If you’re buying property in Georgia or South Carolina, especially in the Upstate, Lowcountry, or the CSRA, don’t skip the survey. Let our team help ensure you’re getting what you’re paying for.

Ready to Get Started?

Contact H&M Surveying today for a free quote or to ask your real estate attorney to include us in your closing packet.

Call: Upstate: (864) 363-6584 | Lowcountry: (843) 277-0397 | CSRA: (706) 955-2252
Email: quotes@hmsurveying.com
Request a Survey Online: Get a Quote