A due diligence survey is the homework you do before you design a site. It tells you what the land really is. The listing and the old deed can be wrong. Skip this work and you risk drawing a plan around lines that do not exist. Do it well and your site plan holds up when permits and money are on the line. The steps below run in the order that saves you the most time and cash.

Step 1: Pull the records before you touch the field

Start at your desk. Order the current title commitment. Read every listed easement, lien and right of way. Get the recorded plat and the legal description. Pull the deed and any prior surveys.

This paperwork sets the frame for everything else. It also tells the surveyor what to look for. A good file here can cut your field costs later. Miss it and you pay to rediscover facts that were on record the whole time.

Make a short list of red flags. Old easements. Access that runs across a neighbor. Gaps or overlaps in the legal description. Bring that list to the survey team.

Step 2: Order the boundary survey

Next, confirm the lines on the ground. A boundary survey finds your true corners. It shows fences, walls or drives that cross a line. These are called encroachments, and they can shrink your usable land fast.

For most development work, order the developer grade version. That is the ALTA/NSPS Land Title Survey. It ties the survey to the title commitment and shows title items on the map. New standards took effect on February 23, 2026. They add a Table A option that puts a summary of encroachments right on the plat.

Ask for the Table A items you need. Do not order every option. Each one adds cost. Match the list to your deal.

Step 3: Add a topographic survey

Now map the shape of the land. A topographic survey records elevations, slopes and features like trees, ponds and pavement. Your design has to fit this shape.

Flat on a map does not mean flat on site. A few feet of grade change can move your building pad. It can change how much dirt you haul. It can decide where water wants to go. Better to know this before you draw, not after.

Step 4: Locate every utility and easement

Find what runs through and under the site. Call 811 to mark public lines for free. Then hire a private locate for the lines 811 will not cover. Sewer, water, gas, power and fiber can all sit where you want to build.

Match each utility to its easement. An easement is a legal right for someone else to use part of your land. You cannot build over most of them. A ten foot drainage easement across the middle of a lot can break a whole layout. Map these early.

Step 5: Check the flood zone

Look up the site on the FEMA flood maps. Find out if it sits in a Special Flood Hazard Area. If it does, get the Base Flood Elevation for the site. That number drives how high you build.

Flood status changes your cost and your design. It affects insurance, fill and finished floor height. Confirm it now so it does not surprise you at permit review.

Step 6: Confirm zoning and setbacks

Last, check what the code lets you build. Pull the zoning for the parcel. Note the setbacks from each property line. Setbacks are the strips near your boundary where building is not allowed.

Subtract the setbacks, easements and flood limits from the raw acreage. What is left is your real buildable area. Many deals look great until you do this math. Run it before you commit.

How the findings shape your site plan

Each step feeds the next. Records point the survey. The boundary sets your edges, and the topo sets your grades. Utilities and easements block certain zones. Flood rules and zoning cap what fits.

Put it all on one base map. Design on that, and your first draft will be close to real. That is the payoff of a due diligence survey done in the right order.

Frequently Asked Questions

What is a due diligence survey?

It is the survey and records work you do before you design a site. The goal is to learn the true limits of the land. That covers boundaries, grades, utilities, easements, flood status and zoning.

How early should I start the survey work?

Start during your due diligence window, before you close if you can. Field work and records research take time. Early results give you room to renegotiate or walk away. Waiting until after closing removes your best options.

Do I always need an ALTA survey?

Not always, but most lenders and title companies want one for commercial development. It ties the survey to the title and follows a national standard. For small or simple parcels, a standard boundary survey may be enough. Ask your title company what your deal requires.

What findings most often kill a site plan?

Hidden easements and flood limits cause the most trouble. A drainage easement or a flood zone can erase your best building spot. Encroachments and tight setbacks come next. Each one shrinks the space you can actually use.

Can I reuse an old survey the seller hands me?

Sometimes, but check the date and the certification. Old surveys may miss new easements, new construction or map updates. The certification may also name the seller, not you. When in doubt, order a fresh survey in your name.

For a free land surveying quote, call us at (954) 737-7509 or send us a message by going here.

Posted in land surveying, land surveyor | Tagged Alta Survey, Land Surveying