Property Survey

A property survey is a plan prepared by a licensed land surveyor that shows a property's exact boundaries, lot dimensions, the position of buildings and other structures, and any encroachments, easements, or rights-of-way affecting the land. It is also called a land survey, a survey plan, or — in Quebec — a certificate of location.

What a survey typically shows

A survey is a legal-style drawing rather than a marketing floor plan. It usually includes:

The boundary lines and measurements of the lot, with distances and bearings.
The location of the house, garage, deck, shed, pool, or addition relative to those lines.
Easements and rights-of-way, such as utility corridors or drainage rights.
Visible encroachments — a fence, wall, or structure that crosses onto a neighbouring property, or onto the lot from next door.
Setbacks from the street and side yards, and sometimes floodplain or zoning annotations.

Why a lender may ask for one

When a lender takes a home as security, it wants to confirm that the building sits on the land described in the title and that nothing crosses the boundary. A survey helps the lender, the lawyer, and the buyer see exactly what is being mortgaged. Quebec lenders generally require a certificate of location for a purchase, and lenders elsewhere may request a survey for older homes, rural or unusually large lots, or properties with obvious additions. Some lenders accept title insurance instead of an updated survey, since that policy can cover certain boundary and encroachment risks.

Surveys, inspections, and appraisals are different

A survey is not a home inspection and not an appraisal. An inspection reports on the condition of the building; an appraisal estimates market value for the lender; a survey deals with where the property and its structures actually sit on the land. If an encroachment turns up, resolving it can involve an easement, a boundary adjustment, or a municipal variance, and it may add to closing costs or delay the deal. An existing survey may be held by the seller, the seller's lawyer, or the current lender, so it is worth asking for a copy before ordering a new one through a provincial land surveyor association.

Frequently asked questions

Do I need a property survey to get a mortgage in Canada?

Not always. Many lenders accept title insurance in place of an updated survey, while others ask for a survey on older homes, rural properties, or lots with additions. In Quebec, a certificate of location is commonly required for a purchase. Ask your lender and lawyer early what they will accept for your specific property.

How much does a property survey cost in Canada?

Survey fees vary by province, lot size, terrain, and how much research the surveyor must do. Fees are set independently by surveying firms, not by lenders or the government. Contact local licensed land surveyors for quotes before you finalize your closing budget, and confirm whether the seller already holds a recent survey you can reuse.

Can title insurance replace a survey?

Sometimes. Title insurance can cover certain boundary, encroachment, and survey-related risks, and many lenders accept it instead of a new survey. Coverage and exclusions differ by insurer and policy, so read the policy wording and confirm with your lender and lawyer whether title insurance satisfies their requirement for your file.