Property Surveys in NJ Home Purchases: What They Show and Why Buyers Order Them

The short answer: A property survey is a licensed land surveyor's map of a lot as it actually sits on the ground. It shows the boundary lines, corner markers, buildings, fences, easements and any encroachments onto the property or a neighbor's. New Jersey's rules for surveyors spell out what a survey plat must always show (N.J.A.C. 13:40-5.1(f)). Buyers order one because the title search tells you what the public records say, while the survey tells you what's physically there. The state's buyer guide lists a land survey among the inspections and certifications that may be needed before closing (NJ DOBI buyer guide).

What does a survey show?

The surveyor's drawing is called a plat or plan of survey. Under the Board of Professional Engineers and Land Surveyors' rule, it must always include (N.J.A.C. 13:40-5.1(f)):

  • a title block, plus the state, county, municipality, block, lot and address
  • a north arrow, the reference system used (the "datum") and the scale
  • the point of beginning and the metes and bounds (the measured boundary lines)
  • property corner markers, both found and newly set
  • abutting streets, with names and widths
  • encroachments of structures, on the property or onto neighboring properties
  • fences, tree rows, hedges, streams, ditches, building locations, easements and any physical occupation that affects where the line is

If those terms are new, our guide to easements, encroachments and liens explains them.

Can a survey leave things out?

Yes, by agreement with the client, and the omissions have to be noted on the survey. The rule lets a surveyor omit some items when the contract with the client provides for it. Examples are fences and driveways that don't affect the lines, utility lines not in the deed, and the location of buildings. Metes and bounds can be omitted too, but not when the survey is for a sale, an easement or a mortgage (N.J.A.C. 13:40-5.1(g)). When items are left out, the plat should say so factually (13:40-5.1(h)).

So read the notes on a survey, not just the drawing. A survey that leaves out building locations won't tell you whether the garage sits over the line.

How does a surveyor do the work?

The rule describes the process (N.J.A.C. 13:40-5.1):

  1. Research. The surveyor gathers what the client has: earlier surveys, deeds, title reports, tract maps and public records. A tax map can't be used to define metes and bounds.
  2. Field work. A field survey of the property is required, done or supervised by the licensed surveyor.
  3. Corner markers. Markers are set at each corner that isn't already marked, unless the corner is inaccessible or the buyer signs a waiver. Markers must be durable (18 inches or longer is recommended), carry the surveyor's or firm's name, and be detectable with a metal detector.
  4. The plat. Copies come signed and sealed. The surveyor can also certify the survey when the client asks.
  5. Deed description. For a sale, easement or mortgage, the surveyor supplies a description suitable for a deed. A municipal tax map doesn't count as a filed plan for transferring title.

Should a buyer sign a waiver to skip the corner markers?

That's the buyer's call, and the rule makes sure it's an informed one. For a sale, the person who signs is the "ultimate user," meaning the contract purchaser. Before the buyer signs, the surveyor must explain in writing that skipping markers can mean (N.J.A.C. 13:40-5.2):

  • needing a new survey later for a fence, addition, deck, pool or shed, and
  • not being able to find the boundary, which could lead to a dispute with a neighbor or an improvement built in the wrong place.

The waiver must be witnessed by someone other than a land surveyor, and the survey must note that a waiver was signed. The surveyor keeps it for at least six years.

How does a survey fit with title insurance?

They answer different questions. A title search works through recorded documents, such as deeds, mortgages, liens and recorded easements. Our title insurance guide covers that side. A fence or shed over the line usually isn't in the records. It shows up on a survey.

The title company's commitment lists what the policy will and won't cover. Whether survey-related problems are covered can depend on whether a survey was done and what it showed, so ask the title company or the buyer's attorney how they'll handle it. Our guide to deed types explains the document the deed description goes into.

Who orders and pays for the survey?

There's no single rule. The state's buyer guide lists a survey fee among the one-time closing costs buyers should expect (NJ DOBI). Federal disclosure rules use a survey fee as an example of a service a lender may require but let the borrower shop for. That's why it can appear under "Services You Can Shop For" on the Loan Estimate (12 CFR 1026.37(f)(3), official interpretation). See our closing cost vocabulary guide for the rest of that form.

When a survey is due also depends on the contract. Our contingencies guide covers how deal deadlines work.

Can a buyer use the seller's old survey?

Ask the attorney and title company. Two things to keep in mind. Copies of a survey used in a land transaction must carry the surveyor's signature and seal (N.J.A.C. 13:40-5.1(j)). And an old survey can't show anything built or changed since it was drawn, such as a new fence, deck or addition.

Why do agents need to know this?

Surveys come up in real deals and on the licensing exam. PSI's outline lists land descriptions under Property Ownership: metes and bounds, lot and block, and the government (rectangular) survey system (PSI bulletin). Our property ownership exam guide covers those questions. In practice, knowing what a survey can reveal helps you spot when a buyer should ask about one early.

Legal descriptions and title are core pre-licensing topics. Business Elementary's 75-hour course is one place to study them.

Sources

Last reviewed: November 1, 2026

Frequently Asked Questions

Is a survey required to buy a house in New Jersey?

We didn't find a state rule requiring one in every purchase. The state buyer guide says a land survey "may" be required, depending on the property. Lenders, title companies and contract terms can call for one (NJ DOBI).

What are the metal pins or pipes at the corners of my lot?

Most likely survey corner markers. NJ surveyors set durable markers at unmarked corners, identified with the surveyor's or firm's name and detectable with a metal detector (N.J.A.C. 13:40-5.1(d)).

Is a tax map the same as a survey?

No. A surveyor can't rely on a tax map to define metes and bounds, and a tax map isn't treated as a filed plan for transferring title (N.J.A.C. 13:40-5.1(b), (i)).

Who can certify flood elevations for a property?

Under the surveyors' rule, existing flood elevations may only be certified by a professional land surveyor (N.J.A.C. 13:40-5.1(o)).