If you own property in Utah, the short answer is yes, you probably do need a land survey more often than you think. A proper Utah land survey helps you confirm your boundaries, avoid fights with neighbors, protect yourself in real estate deals, and even keep your home build or remodel from turning into a legal mess.
I know that sounds a bit dramatic, but land lines in Utah can be tricky. Old deeds, mining claims, water rights, strange fence lines from the 1950s, and fast new construction all stack on top of each other. So if you are wondering where your land starts and ends, or what you can safely build, you are not alone.
Let me walk through the parts that matter, without the legal jargon. You do not need to become a surveyor. You just need to know what to ask and when to ask for help.
Why Utah properties feel more confusing than they should
On paper, land sounds simple. You buy a lot, you get a map, the county has records, and that is it. In real life, especially in Utah, it is messier.
Utah mixes several things:
- City lots with small yards in growing suburbs
- Older rural parcels based on fences and tree lines
- Past mining and homesteading claims
- New subdivisions carved out of farms or ranches
- Hilly and mountainous ground where old measurements were hard to do
A surveyor once explained it to me like this. The land itself never moved, but the paperwork and markings did. So you can have two neighbors, both holding deeds that seem clear, and still not agree on where the boundary is.
A land survey does not change your land. It shows what the records, math, and physical evidence say about where your land actually lies.
That might sound a bit dry, but when money, fences, or building plans are involved, that line on the ground matters more than you think.
What a Utah land survey really tells you
Many people think a survey is just someone measuring distance between two points. It is more than that. A good survey in Utah will usually answer a few key questions for you.
1. Where are your true property corners and lines?
Surveyors look for old markers, iron pins, stone piles, or other signs. They compare these with recorded plats, deeds, and maps. If they cannot find existing pins, they set new ones.
They then show this on a drawing, often called a survey plat. On that plat, you see:
- Corner markers and their locations
- Line bearings and distances
- How your land fits with your neighbors
This is the part most owners care about, because it settles common questions like “Whose side of the fence is that shed on?”
If you cannot find a clear metal pin or marked corner at the property line, do not guess where it is. Ask a surveyor before you build or move anything permanent.
2. What is actually sitting on your land right now?
A survey does not only measure dirt. It also maps what sits on that dirt. That can include:
- Houses, garages, barns, sheds
- Driveways and parking areas
- Fences and walls
- Utility poles, boxes, or manholes
- Visible water lines, ditches, canals
- Trees, slopes, and other features
Why does this matter? Because a fence can be wrong. A driveway can cross a neighbor’s land. A shed can sit inside a city setback and cause trouble when you try to sell.
3. What legal restrictions affect your land?
This part is often hidden. On a good survey, especially on more detailed ones like an ALTA survey, you may see:
- Easements for utilities, access roads, or drainage
- Building lines and setbacks from property lines
- Right of way areas near roads or trails
- Encroachments, like a building or fence crossing a line
Some of these are recorded with the county. Others are visible on the ground. A surveyor tries to pull them together in one place so you can actually see what you are dealing with, instead of guessing.
Common survey types in Utah and when each one matters
Not every survey looks the same. This is where people, in my view, get confused and overpay or ask for the wrong thing. Utah surveyors offer several basic types. Each works for a different need.
| Survey type | Best for | What you usually get |
|---|---|---|
| Boundary survey | Confirming exact lines and corners | Pins in the ground, a plat showing boundaries and neighbors |
| Topographic survey | Design and engineering work | Ground elevations, contours, and visible features |
| ALTA / NSPS survey | Commercial sales, lenders, title companies | Detailed map with boundaries, improvements, easements, and more |
| Construction staking | Building a house, road, or site project | On-the-ground stakes showing where to build |
| Lot line adjustment / subdivision | Splitting land or moving lines between parcels | New plats for county approval and recording |
Boundary surveys: the most common for normal owners
If you just bought a home, plan a fence, or feel uneasy about where the property line is, a boundary survey is usually what you want.
The surveyor will:
- Research your deed and nearby records
- Find or set corner markers
- Measure lines between them
- Create a drawing you can keep and share
For most single family homes in Utah, this is the main survey you will ever need. But not the only one.
Topographic surveys: when the shape of the ground matters
If you plan to build a custom home on a slope, design a long driveway, or change drainage, the designer or engineer might ask for a “topo” survey.
This adds details like:
- Spot elevations on the ground
- Contour lines showing hills and dips
- Streams, culverts, and drainage features
- Tree lines, rock outcrops, and similar features
Utah’s terrain can change quickly on a single lot. What looks like a mild slope from the road can hide a tricky grade issue that affects foundations, retaining walls, or water flow. So for design, the topo part is almost as useful as the boundary lines.
ALTA surveys: when lenders and lawyers care a lot
For bigger deals, like buying an apartment building or a commercial site in Salt Lake City, you will often see the term “ALTA survey.” It follows national standards set by ALTA and NSPS. The main idea is that everyone involved knows what is included.
An ALTA survey adds more detail on:
- All visible improvements on the property
- Recorded easements and rights shown on the title commitment
- Possible encroachments or conflicts
- Zoning and setback information, when requested
For a normal homeowner, this level can be overkill. It usually costs more. But if you are buying commercial property or dealing with a lender who insists on it, you do not really get to argue much.
Why fences in Utah are often wrong
This part surprises people. A fence feels final. It feels like a line everyone agreed on. Sadly, it often just means someone put it where it was easy at the time.
In many Utah neighborhoods and rural areas:
- Old fences may follow a ditch or tree line, not the true line
- Previous owners “eyeballed” the line
- Contractors built fences without a survey, to save time
- Pressurized irrigation or shared access changed how people used the land
Never assume that “the fence line” equals “the property line” unless a surveyor has confirmed it and shown it on a plat.
So what should you do if your fence looks off, or a neighbor raises a concern?
- Stay calm. Many Utah owners discover off fences, you are not the first.
- Look for existing survey pins. Do not move anything yet.
- Check your deed and any plat map you received at closing.
- If the issue affects more than a small strip, call a surveyor.
Sometimes neighbors agree to keep a fence in the wrong place and sign a written agreement. Other times, one of them moves it after the survey. Every situation is a bit different. This is one area where guessing tends to go badly.
How Utah’s terrain and history affect surveys
Utah is not like states that are flat and consistent. You have mountains, canyons, old farmsteads, and fast growing suburbs. That shows up in the way land is described and measured.
Public Land Survey System and metes and bounds
Utah uses the Public Land Survey System, so many parcels started as sections, townships, and ranges. Over time, those big blocks got cut into smaller pieces.
Newer lots in subdivisions have recorded plats with clear dimensions. Older rural parcels might be described using “metes and bounds,” which are written directions like “north 200 feet to a point, then east 300 feet,” and so on.
If your deed has long metes and bounds, survey work can take longer. The surveyor has to reconcile those old words with real markers and other recorded documents. In some cases, this reveals conflicts where two deeds seem to claim the same strip of ground.
Mountain slopes and canyon lots
Along the Wasatch Front and in canyon areas, the shape of the land often affects access, building rights, and drainage. A survey can help you avoid surprises like:
- A driveway that crosses someone else’s parcel
- A building pad that is smaller than it looked on a listing
- Retaining walls required to make a design possible
- Drainage flowing toward a neighbor’s home
If you are buying a scenic lot with a view, it is tempting to focus on the view and not the measurements. I would argue that is a mistake. Have someone map the actual area you can use, especially if setbacks and slope stability rules apply in that city or county.
Hidden easements that surprise Utah owners
Easements are rights for others to use part of your land. They can be buried in recorded documents, or they can simply exist by long use, like a shared driveway that has been used for decades.
Common Utah easements include:
- Utility easements for power, gas, and fiber lines
- Irrigation or canal easements
- Access easements for landlocked neighbors
- Drainage easements where water must flow
These matter because they usually limit what you can build or plant on that strip. If you put a garage over a utility easement, you may be forced to move it someday.
Before you pour concrete or build a permanent structure, ask your surveyor and your title documents if any easements run through that spot.
Many ALTA surveys will show recorded easements, based on the title commitment. Simpler boundary surveys might or might not include them, depending on what you request and what the surveyor agrees to review.
When you should order a survey in Utah
You do not need a survey for every tiny change. But waiting until there is a conflict is also not wise. Some common moments when a survey makes sense:
Buying or selling property
For a normal home sale, title companies and lenders sometimes do not require a new survey. They rely on existing records. This saves money, but it leaves risk on the table.
You might want to ask for a survey when:
- The lot shape looks odd or irregular
- Fences do not match what the plat shows
- A driveway crosses another parcel
- Buildings sit very close to the apparent property lines
- Neighbors already seem tense about boundaries
Some buyers make the survey a condition of the contract. Others pay for it themselves for peace of mind. I think it depends a bit on your risk tolerance and the value of the property.
Before building a house, garage, or large addition
Cities and counties have setback rules about how close you can build to a line. If your builder “guesses” where the line is and guesses wrong, the fix can be ugly.
For new builds or major additions, surveyors often do both:
- A boundary survey to confirm the lines
- Construction staking to show where to place the foundation
This makes inspectors and plan reviewers more comfortable, and it protects you from expensive placement errors.
Planning a new fence or wall
Many Utah fence disputes start with good intentions and bad measurements. You can avoid most of them by getting the corners marked clearly before you build.
Even if you do not pay for a full plat, hiring a surveyor to find and flag existing pins can help. Then you and your neighbor can stand there, look at the flags, and agree where the fence should go.
How drone surveying and new tools fit in
Some Utah survey companies use drones on construction and topographic work. The drone collects photos and data that software converts into 3D models and contour maps.
So when does this matter for you as an owner?
- Large sites where ground crews would take a long time
- Steep or rough ground that is hard to walk safely
- Construction projects where progress needs to be tracked over time
Drones do not replace the surveyor. They are just another tool. Important boundary decisions still need ground measurements, legal research, and real markers in the field.
How to read a survey without feeling lost
If you have ever opened a survey plat and felt your eyes glaze over, you are not alone. The symbols, bearings, and notes can feel technical. Still, you can get a lot from it with a simple checklist.
Key things to look for on the drawing
- Your name and the property description. Is it your parcel, or did you receive the wrong document?
- A north arrow and scale. This tells you which way things run and how distances relate to the drawing.
- Property lines and bearings. These are often written as “N 89° 30′ 15″ E 132.00′.” You do not need to do the math, just see where the lines are.
- Corner symbols. Usually circles or crosses, showing found or set pins.
- Buildings, driveways, fences, and other improvements.
- Notes or legends. Surveyors use these to explain what was done and what records were checked.
If something on the plat does not match what you see on the ground, ask. Good surveyors will explain how they reached their decisions and what options you have if there is a conflict.
The cost side: what affects survey pricing in Utah
People often want a firm price before a surveyor has even looked at the records. That is understandable, but sometimes unrealistic. Cost can vary based on several factors.
| Factor | How it affects cost |
|---|---|
| Parcel size | Larger tracts take longer to measure in the field. |
| Terrain | Steep, brushy, or rough land slows the crew. |
| Record quality | Old or conflicting deeds require more research. |
| Location | Travel time to remote areas adds to the bill. |
| Survey type | ALTA and topographic surveys involve more detail. |
| Season | Snow, foliage, or high workload can affect scheduling and effort. |
It is fair to ask for an estimate and a clear scope in writing. Just expect that unusual record issues or field conditions might change the final number.
Common myths Utah property owners believe about surveys
I have heard the same ideas repeat over and over. Some sound logical, but they are still wrong or only half true.
“My title insurance covers any boundary issue”
Title insurance usually protects against certain recorded defects. It does not always fix or pay for every boundary problem, especially if no recent survey exists. Many policies have limits on survey-related claims.
“The county map shows my property, so I do not need a survey”
County GIS maps are helpful for rough reference. They are not surveys. The parcel lines can be off by several feet or more. Counties often say this clearly on their websites, but people skip that part.
“The previous owner never had a problem, so I will be fine”
Maybe, but maybe not. A quiet neighbor is not proof that a line is correct. Problems often surface when someone tries to build, sell, or change use.
“Surveyors will all give the same answer, so I just want the cheapest one”
Surveying is both science and professional judgment. Two surveyors looking at the same old records might agree on most things, but not all details. Price is only one factor. Experience in your area matters more than many people think.
How to work with a surveyor without feeling intimidated
Surveyors are technical people, but they are used to working with owners who are not. You do not need fancy vocabulary. Just be clear about your concerns.
Questions you can ask up front
- What type of survey do you think I need and why?
- Will you set or find visible markers at my corners?
- Will you give me a drawing, and in what format?
- How long do you expect this to take?
- What could make the price change from your estimate?
If a surveyor cannot explain things in plain language, that might be a sign to keep calling around. On the other hand, if you push for the absolute lowest price and shortest time, you may unintentionally encourage shortcuts. There is a balance.
What happens during a typical Utah survey job
The process often follows the same general pattern, even if details differ.
- Record research
The surveyor checks deeds, subdivision plats, highway records, and possibly older surveys in the area. - Field work
A crew visits the property, finds existing markers, measures with GPS and total stations, and gathers any needed topographic data. - Calculations and analysis
Back at the office, they match the field data to the legal descriptions and adjust for any differences. - Monument setting
New pins or markers may be set at corners or key points, if allowed. - Plat or map creation
They draft a survey drawing that shows boundaries, features, and notes. - Delivery and explanation
You receive the final documents, and you can ask questions about anything that seems unclear.
On your end, most of the work is waiting, letting them onto the property, and then reviewing what they found.
What if a survey finds a real problem?
Not every survey result is clean. Sometimes the surveyor finds that:
- Your garage is partially over the property line
- A neighbor’s fence encroaches onto your parcel
- An access road is not located in its recorded easement
- Two deeds overlap or leave a gap nobody clearly owns
This is where people often feel stuck. You have a few general options, depending on the issue and local law:
- Talk calmly with your neighbor and look for an agreement
- Sign boundary line agreements or easements if both sides agree
- Adjust lot lines through a formal process with the city or county
- Involve an attorney if the dispute affects a large area or high value
The survey does not solve the disagreement by itself. It gives you solid information so you are not arguing based on guesswork.
Many small conflicts get resolved with a conversation and a written agreement. Large or emotional ones sometimes need help from legal professionals. But without a survey, you are just arguing over impressions.
Questions and answers owners often ask
Do I really need a survey if I am not building anything?
Maybe not right away. If your neighbors are friendly, no one has raised concerns, and you are not changing anything, you might decide to wait. That said, getting a survey while things are calm can save stress later, especially before selling or making major plans.
How often should I repeat a survey?
Once a proper survey is done and recorded, you do not have to redo it unless something changes. New construction, lot line changes, or missing markers can justify fresh work. Otherwise, your existing plat and pins may be enough.
Can I survey my property myself with a phone app?
You can walk the lines with a GPS app and get a rough idea for curiosity. That can be handy to visualize your lot. But it will not hold up for legal questions, construction, or recorded documents. Phone GPS is simply not that precise.
What if my neighbor refuses to accept the survey?
They are free to hire their own surveyor for a second opinion. If both surveys match, that usually resolves it. If they differ, the two surveyors may compare data and records. In tough cases, you may need legal advice. It can feel uncomfortable, but pretending the issue does not exist rarely helps.
Is a survey worth the cost for a small Utah lot?
If the lot is in a dense area where every foot of space matters, the risk of building too close or too far is higher. A survey might cost a fraction of what a fence or addition costs, and it can prevent having to redo that work later. For some people, that trade-off feels obvious. For others, it is a harder choice. I think it depends on how much uncertainty bothers you.
What should I keep after the survey is done?
Store the survey plat, any digital files, and any written explanations in a safe place. You might also take photos of corner markers while they are fresh and visible. These records can help future buyers, contractors, and even your kids if they inherit the property.
In the end, land in Utah is not just lines on a page. It is where you live, work, or invest. A good survey does not make the land more glamorous, but it does make it clearer. And clear is usually a lot better than guessing, especially when concrete, fences, or neighbors are involved.
