Investing in land can be a profitable venture, but only when informed by accurate, comprehensive data. One of the most critical tools in the investor’s toolkit is a detailed property survey. For anyone considering land surveying Des Moines, knowing what to look for can make or break your investment.
Understanding the land’s legal and physical realities is key. Let’s dive into what you should look for in a property survey before purchasing land—from boundaries and topography to flood risk and regulatory compliance.
Understand What Type of Survey You’re Getting
Not all property surveys are the same, and selecting the right one can significantly affect your investment outcome. The most common types include:
- Boundary Surveys: Define property lines and identify encroachments or discrepancies.
- ALTA/NSPS Land Title Surveys: Typically required for commercial property transactions, they include improvements, easements, access points, and zoning details.
- Topographic Surveys: Map land elevations, contours, and existing site features, aiding in site planning and engineering.
Before hiring a surveyor, clarify your investment goals and the level of detail needed. A comprehensive survey tailored to your project helps uncover potential issues early.
Verify Boundary Lines and Encroachments
One of the first things a property survey should confirm is the precise location of boundary lines. Incorrect assumptions about property boundaries can lead to legal disputes, setbacks in development, or even land loss. Surveys can also reveal if neighboring structures encroach on the property or if your potential land investment infringes on someone else’s rights.
Accurate legal descriptions and visible property markers are essential. For investors, this information safeguards against future conflicts and ensures clear title transfer.
Check for Easements and Access Rights
Access and easement issues are among the most overlooked risks in land investment. A survey will show if the land is subject to:
- Utility Easements: Areas reserved for power lines, sewer, or water lines, which could restrict construction.
- Ingress/Egress Rights: Legal access routes to the property, which are crucial for landlocked parcels.
- Right-of-Way Claims: Roads or trails that may cut through the property or limit usage.
Understanding these elements can prevent surprises that delay or derail development plans. Investors should ask surveyors to clearly outline all easements and access paths on the final plat.
Evaluate Topography and Physical Site Conditions
A topographic survey goes beyond the surface, helping investors understand the land’s buildability and suitability for different uses. Key features include:
- Elevation Changes: Affect grading costs and building design
- Natural Features: Streams, trees, wetlands, and rock outcrops may impact usability
- Drainage Patterns: Inform stormwater management and flood risk
Assess Floodplain Status and FEMA Requirements
Flood risk isn’t always obvious to the eye, especially in flat or rural areas. A FEMA-compliant elevation certificate or floodplain survey helps determine whether:
- The property lies in a regulated floodplain
- Flood insurance will be required
- Development will need special permitting or design considerations
Failing to evaluate this risk can result in unexpected insurance costs, delayed construction, or even lost resale value. Surveyors experienced in floodplain development and FEMA documentation can help navigate this complex area.
Review Zoning, Permits, and Land Use Compatibility
Property surveys are integral to understanding local land use regulations and development feasibility. Investors should ensure the survey data supports:
- Current Zoning Classifications: Whether the parcel is zoned for commercial, residential, or agricultural use
- Planned Unit Developments (PUDs): Coordinated developments that may have unique restrictions
- Permitting Needs: Certain parcels require rezoning or variances for the intended use
An informed investor should work with surveyors and civil engineers who understand local ordinances and can provide guidance through the permitting and entitlement process.
Ensure Survey Accuracy and Local Compliance
Accuracy in surveying is non-negotiable. Ensure the work is performed by a licensed surveyor familiar with local regulations, terrain, and permitting agencies. Using modern technology such as GPS, drone mapping, and 3D modeling helps improve precision and efficiency.
Local expertise also ensures compliance with city and county requirements, which is critical for permitting, financing, and title documentation. A good surveyor doesn’t just provide data—they help interpret it within the context of regional regulations.
Use the Survey to Make Informed Investment Decisions
A comprehensive property survey is more than a formality—it’s a roadmap for decision-making. Investors can use survey data to:
- Validate property dimensions and usable area
- Anticipate development costs and site preparation needs
- Negotiate purchase prices or contingencies
- Identify potential risks and plan accordingly
Ultimately, a survey equips you to make confident, well-informed decisions about your land investment.
Work with a Trusted Local Surveying Partner
The value of land depends on more than location—it hinges on clarity, accuracy, and compliance. At Abaci Consulting, we bring over 25 years of experience in land surveying Des Moines and throughout Iowa. Our team uses advanced tools and in-depth local knowledge to deliver surveys that help investors minimize risk and maximize opportunity.
Ready to take your first step toward a successful investment? Contact us at 515-986-5048 or abaci@abaciconsulting.com.
