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As covered in our general property survey guide, not all surveys are created equal — different survey types serve different purposes and offer different levels of accuracy and legal protection, which is worth understanding before assuming any survey is sufficient for your specific needs.
Boundary Survey
This is the most thorough and legally reliable survey type, involving a licensed surveyor precisely locating and marking a property's actual legal boundaries based on the recorded legal description, typically including physical stakes or markers at property corners. This is the survey type worth pursuing if you have genuine boundary concerns or need the highest level of accuracy and legal protection.
Improvement Location Certificate (ILC)
Sometimes required by lenders as a lower-cost alternative to a full boundary survey, an ILC identifies the general location of structures relative to approximate property lines, primarily to confirm no obvious encroachment issues exist, but without the same precision or legal certainty as a full boundary survey. This is often sufficient for standard lender requirements but doesn't provide the same protection if a genuine boundary dispute arises later.
As-Built Survey
Typically used for new construction, an as-built survey documents the actual location and dimensions of a newly completed structure, confirming it was built in compliance with any applicable setback requirements and as intended relative to the property's boundaries.
Why the Distinction Matters So Much
If you're relying on survey information to make significant decisions — building near a property line, resolving a suspected encroachment, or simply wanting maximum certainty about your property's exact boundaries — an ILC's more general, lower-precision information may not be sufficient, making it worth specifically requesting a full boundary survey instead.
What Lenders Typically Require
Lender requirements vary, with some accepting an ILC as sufficient for financing purposes while others may require a full boundary survey, particularly for certain property types or loan programs. Confirm your specific lender's requirement rather than assuming either type is automatically sufficient.
Why Rural and Larger Properties Often Benefit from a Full Boundary Survey
As covered in our land and acreage guides, larger, rural, and irregularly shaped parcels around Wilson County are more prone to boundary ambiguity than standardized in-town lots, making the added precision and legal protection of a full boundary survey particularly valuable for these types of properties.
Survey Costs and Timeline Considerations
A full boundary survey generally costs more and takes longer to complete than an ILC, given the more thorough on-site work involved, which is worth factoring into your due diligence timeline and budget if you're specifically requesting this more comprehensive survey type.
Using an Older Survey vs. Getting a New One
If a seller has an existing survey on file, understand its type and age, since an older survey may not reflect current conditions if structures, fencing, or other improvements have changed since it was completed. A title company can advise on whether an existing survey is likely sufficient or whether a new one is warranted.
What to Do If a Survey Reveals a Concern
As covered in our encroachments and boundary dispute guides, if any survey type reveals a potential issue, understanding your options — from a boundary line agreement to further investigation — helps you address the situation appropriately before proceeding with your transaction.
Choosing the Right Survey Type for Your Situation
Rather than assuming a lower-cost ILC is automatically sufficient, or that a full boundary survey is always necessary, discuss your specific property, concerns, and lender requirements with your agent and title company to determine the appropriate survey type for your particular transaction.
If you're buying or selling property in the Floresville area and want guidance on which survey type makes sense for your specific situation, I can help you understand your options and connect you with a licensed surveyor.
Barbara Peterson Broker/Owner — United Country Real Estate | Texas Ranch and Home Floresville, TX 78114
📞 Barbara: 210-540-6487 🌐 www.txranchandhome.com 📅 Schedule a Free Buyer Consultation with Barbara