Do You Need a Survey When Buying a House in Orange County, NY?

By Ammar Iqbal | Real Estate Salesperson, eXp Realty

When you are buying a house in Orange County, NY, your attorney or lender may ask whether you want a new survey. It is an easy item to skip when closing costs are adding up, but a survey can save you from expensive surprises later. Here is a simple explanation of what a survey is and when it matters.

What Is a Survey?

A licensed land surveyor measures the property and draws a map showing the boundary lines and where the house, driveway, fences, sheds, pools and other improvements sit. It also shows easements and any encroachments, such as a neighbor's fence or shed that crosses onto your lot, or your deck that crosses onto theirs.

Is a Survey Required?

In New York, a survey is not always required by law, and some lenders do not insist on one. But skipping it has a real cost: without a current survey, your title insurance policy will usually exclude anything a survey would have shown. That means boundary problems and encroachments may not be covered. You can read more in our post on title insurance in Orange County.

When a Survey Matters Most

• Larger or rural lots where boundaries are hard to see on the ground.
• Fences, pools, sheds or additions near the property line.
• Plans to add on, put up a fence or build a garage later.
• Older homes where the last survey is decades old or missing.
• Land or acreage purchases, where the boundary is the whole value.

Can You Use the Seller's Existing Survey?

Sometimes. If the seller has a survey and nothing has changed since it was done, the title company may accept it along with a signed affidavit from the seller saying no changes were made. Whether this works depends on the title company, the age of the survey and what has been built since. Your real estate attorney can tell you if it is enough.

How Much Does a Survey Cost?

Cost depends on lot size, terrain and how much research is needed. A typical suburban lot costs much less than a large wooded parcel. Ask for a quote early, because surveyors can get busy and you want the results before closing.

Tips for Buyers

• Ask your attorney early whether a new survey makes sense for this property.
• Compare the survey to what you saw at the showing, especially fences and driveways.
• If an issue shows up, your attorney can help you address it before closing.

A survey is just one part of the process. Our closing costs guide and real estate attorney post explain the rest.

Thinking About Buying in Orange County?

Explore the Middletown, NY area guide, browse homes for sale in Middletown, or see what your current home could be worth with a free home evaluation. When you are ready, contact me and I will help you through every step.