TL;DR: Old surveys, fences, and neighborly agreements cannot always confirm property boundaries. A current survey helps prevent disputes, supports construction planning, and ensures accurate property information. In Oklahoma, survey work must be under a licensed Professional Land Surveyor’s responsible charge.
From residential improvements to major civil engineering projects, accurate land surveying Tulsa property owners can rely on to help them make informed decisions before construction begins. Understanding these common misconceptions can help you recognize when a survey is necessary and why choosing a qualified surveying professional matters.
Five Land Surveying Myths Tulsa Property Owners Believe
Myth 1: If a Property is Surveyed Once, New Surveys Are Never Needed
The fact: A survey shows the property as it was on the day it was done. If anything has changed since, you need a new one.
If your property was surveyed years ago, or you are buying land with an existing survey, it’s tempting to rely on it.
As with any other documentation, there is a chance that a survey becomes outdated over time. For example, an original survey may not show easements or new structures. Additions, new fences, driveways, pools, utility easements, road widening, and neighboring construction can all change the picture. Lenders and title companies may also require a current survey before closing. Working with a licensed surveyor in Tulsa before purchasing a property or starting a construction project will ensure accuracy.
Myth 2: Exterior Fences and Walls Show My Property’s Legal Boundaries
The fact: Fences and walls are not legal boundaries. Only a boundary survey establishes where your property lines are.
If you are planning a construction project or property improvements, you may believe that you do not need a survey because your fence shows the land’s exact boundaries. However, physical structures are not a substitute for a boundary survey.
Although exterior walls and fences can show a property’s general outline, they should be treated as estimates rather than precise indicators of legal boundaries. Fences are often set a few feet off the line on purpose, run around trees or drainage, or were built by a previous owner without a survey. Over time, a misplaced fence can lead to boundary disputes, and long-standing occupation can sometimes raise legal questions about ownership that call for a real estate attorney. If the fence is old or constructed by the property’s previous owner, it is best to have a survey conducted to determine the exact boundaries.
Myth 3: A Survey Isn’t Necessary if I’m Building on My Own Property
The fact: Building on your own land is exactly when a survey pays off. It confirms setbacks, easements, and grades before you build.
You may assume a survey is unnecessary because you are building on your own land. However, survey data can help confirm boundaries, setbacks, easements, and elevation details before construction begins, even when a survey is not specifically required.
Land surveys provide essential information on your property’s boundaries, grading, elevation, and more. As such, the survey data and map can help you plan and construct a successful project. Additionally, it will keep you from accidentally encroaching on neighboring properties. Many building permit applications also ask for a site plan showing setbacks from property lines. Survey data makes those numbers accurate, which helps avoid delays, failed inspections, or having to move a structure after it’s built.
Myth 4: Encroachments are Not a Concern Because I Know My Neighbors
The fact: Most encroachments are accidental, and good relationships don’t prevent them.
Whether you own a residential or commercial property, you may believe that encroachments are not possible because you and your neighbors know the boundaries. However, accidental encroachments are more common than you may think.
It is highly unlikely that the owner of a neighboring property will purposefully encroach on your land and vice versa. However, accidental encroachments by either party may occur if there is no survey or if an older survey provides outdated information. A shed, driveway, or fence placed a few feet over the line is a common example, and the problem often surfaces only when one of you sells or refinances. Getting a survey before starting a project can help identify potential encroachments early and reduce the risk of costly disputes.
Myth 5: Any Surveyor Will Get the Same Results
The fact: Results depend on the surveyor’s licensing, research, equipment, and local experience.
When it comes to land surveying Oklahoma property owners should know that the state requires surveys to be performed under the responsible charge of a state-licensed Professional Land Surveyor (PLS). On a typical job, a surveyor technician in Tulsa Oklahoma collects the field measurements, and the licensed surveyor reviews the work and signs the final survey. Beyond licensing, the quality of a survey depends on how thoroughly the surveyor researches deeds, plats, and prior surveys, the equipment used in the field, and familiarity with local records and conditions. When comparing firms, ask:
- Is the survey signed and sealed by a licensed Oklahoma PLS?
- What exactly will the deliverable include?
- How much experience does the firm have in Tulsa County and surrounding areas?
- What is the expected timeline?
FAQs
How often should I get a new property survey?
There is no fixed schedule. Get a new survey when you buy, sell, refinance, build, subdivide, or when anything on or near the property has changed since the last one.
Can I use the county’s online parcel map instead of a survey?
No. County GIS and assessor maps are approximate and meant for tax and reference purposes. They are not legal boundary surveys.
How do I find my property corners?
Corners are often marked with iron pins or caps, sometimes buried just below the surface. A surveyor can locate or reset them. Don’t move a marker you find.
Key Takeaways
- A survey reflects the property only as of the date it was done.
- Fences and walls are estimates, not legal boundaries.
- Building on your own land is when a survey matters most.
- Accidental encroachments are common, even between friendly neighbors.
- In Oklahoma, hire a licensed Professional Land Surveyor and ask what the deliverable includes.
Get Accurate Answers Before Your Next Project
At Sisemore & Associates, our team has served Oklahoma since 1995, helping property owners and developers obtain reliable surveying information. Whether you need to confirm property boundaries, plan construction, or investigate a potential encroachment, our team can help you understand your surveying needs. Contact us to discuss your next project.