How Long Is a Land Survey Valid?

(And When You Should Update It)

You’ve already invested in a professional land survey; that’s a smart move. But here’s a question that comes up all the time: “How long is my survey valid?”

The short answer: there’s no expiration date, but your survey can go out of date faster than you think.

Boundaries don’t usually move, but fences, driveways, deeds, easements, flood zones, and local records do.
When those changes occur, your survey may no longer accurately reflect the current reality on your property.

When to Update a Land Survey

Even if your original survey was accurate, certain events mean it’s time to update it.
Here are the most common triggers:

1. You’re buying, selling, or refinancing property

Lenders, attorneys, and title companies often require a current boundary or ALTA survey (typically less than 5 years old).
They need to confirm property lines, easements, and improvements are still accurate.

2. You’ve built or added something new

If you’ve installed a fence, garage, pool, deck, or driveway, your lot layout has changed.
A new survey ensures those improvements sit correctly inside your boundaries and comply with setbacks.

3. Your neighbor made changes

A new fence, shed, or landscaping along your property line can alter visible boundaries—or even create a potential encroachment.

4. Local government or utility changes

Counties and cities regularly re-plat or widen roads, install utilities, or update easements.
An older plat might not show new rights-of-way or recorded easements that affect your property.

5. Floodplain or elevation changes

In South Carolina and Georgia, FEMA flood maps are updated every few years.
If your property is located in a flood zone, an outdated elevation certificate may impact insurance rates or permit requirements.

How Long Is a Survey “Good” For?

There’s no legal expiration, but here’s a practical rule of thumb:

Type of Property	Recommended Update Cycle
Residential (homeowners)	Every 3-5 years, or before any sale/refinance
Commercial / ALTA Surveys	Before each transaction or lease
Construction & Development	Before each new phase or major improvement

If you’re relying on a survey that’s older than five years, or one that predates visible property changes, it’s time for an update.

Why It Matters

Using an outdated survey can lead to delays, disputes, or costly surprises.
For example:

• A closing falls through because the recorded easement wasn’t shown on an old plat.
• A new fence sits a foot onto the neighbor’s lot.
• A city road project shifts your right-of-way, and the original markers don’t match current lines.

A current land survey keeps buyers, sellers, lenders, and builders working from the same accurate information.

The Bottom Line

Think of your survey like a snapshot, it captures your property in that moment in time.
The longer you wait to update it, the less reliable that snapshot becomes.

If you’re unsure whether your survey is still current, H&M Surveying can review your existing plat and determine whether an update is needed.

It’s simple peace of mind that protects your property, your investment, and your future plans.

Serving South Carolina and Georgia

H&M Surveying provides professional land surveying services across Greenville, Augusta, Charleston, Beaufort, and Savannah, including boundary, topographic, ALTA/NSPS, and construction staking surveys.