📜 What Is an Easement Survey in Real Estate?

An easement survey identifies, maps, and verifies all easements that affect a property. It shows where access rights, utility corridors, drainage paths, and shared-use areas legally exist and ensures no structures encroach into restricted zones.

How an Easement Survey Works

Surveyors examine deeds, subdivision plats, and county records to locate all recorded easements. They then perform a field survey to map the exact location and dimensions of these easements relative to property boundaries and improvements.

An easement survey typically includes:

  • Utility easements (water, sewer, gas, electric, telecom)
  • Access and ingress/egress easements
  • Drainage and stormwater easements
  • Conservation or landscape easements
  • Shared driveway or boundary easements
  • Encroachments into easements (fences, sheds, additions)
  • Recorded vs. visible easements

The final survey provides a clear map showing how easements impact the property and what areas cannot be built on or obstructed.

Why Easement Surveys Matter

For Homeowners & Buyers:

  • Reveal restrictions on where you can build or landscape
  • Identify utility corridors beneath the property
  • Prevent costly violations during additions or improvements
  • Ensure fences, driveways, and structures do not encroach into restricted areas

For Lenders & Title Companies:

  • Confirm easements are properly recorded
  • Identify risks that may affect property value
  • Highlight access rights and shared-use issues
  • Support accurate title insurance coverage

Example of an Easement Survey in Action

A homeowner wants to add a detached garage. An easement survey reveals:

  • A 10-foot utility easement along the side yard
  • A drainage easement running through the backyard
  • A recorded access easement benefiting a neighboring property

The proposed garage location overlaps the utility easement. The homeowner adjusts the building plan to avoid violating easement restrictions—saving thousands in redesigns and preventing possible permit denial.

Why Easement Surveys Matter for FSBO Sellers

Buyers often ask about easements when considering additions, fences, or boundary-related improvements. An easement survey helps sellers:

  • Show exactly where easements are located
  • Increase trust with buyers by providing accurate property details
  • Avoid disputes about encroachments or access rights
  • Support smoother negotiations and fewer surprises during due diligence

Listings with clear easement documentation often receive stronger offers with fewer contingencies.

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