How to Read a Property Survey in Massachusetts

A property survey shows exactly what you're buying — boundaries, easements, encroachments, and more. Here's how to read one and why it matters on the North Shore.

The Short Version

• • A property survey maps your land's exact boundaries, structures, easements, and encroachments.
• • It's not always required in Massachusetts, but your lender may demand one — and it protects you.
• • Costs $500–$1,500 for a standard residential survey; more for large or waterfront lots.
• • Look for encroachments, easements, and setback violations — these can affect your use of the property.
• • Waterfront properties especially benefit — coastal boundaries shift and public access rights apply.

What Is a Property Survey?

A property survey is a professional measurement and mapping of a parcel of land, prepared by a licensed land surveyor. It shows the exact boundaries of the property, the location of all structures (house, garage, shed, fence), easements, rights-of-way, encroachments from neighboring properties, and other physical features that affect how you can use the land.

When you buy a home, you're not just buying the building — you're buying the land it sits on. A survey tells you exactly what land you're getting, where it starts and ends, and whether anyone else has a legal right to use part of it. On the North Shore, where lot sizes vary widely, historic boundaries can be ambiguous, and waterfront properties have special considerations, a survey is often more important than buyers realize.

Key Elements of a Property Survey

A standard residential property survey includes:

• • Boundary lines: The exact perimeter of the property, with dimensions and bearings (compass directions).
• • Corner markers: Iron pipes, concrete monuments, or other physical markers at each corner of the property.
• • Structure locations: The footprint of the house, garage, shed, deck, and any other structures, with distances to the property lines.
• • Easements: Legal rights for others to use part of your property — for utilities, drainage, beach access, or shared driveways.
• • Encroachments: Any structure from a neighboring property that crosses your boundary line — fences, sheds, driveways, or overhanging structures.
• • Setbacks: The required minimum distance between structures and property lines per local zoning.
• • Flood zone designation: Whether any part of the property falls within a FEMA flood zone.

Do You Need a Survey When Buying?

Massachusetts is a caveat emptor state, and surveys are not legally required for every transaction. However, your lender will likely require one if:

• • You're getting a mortgage (most lenders require at least a mortgage inspection)
• • The property has a large lot or unclear boundaries
• • The property is waterfront or coastal
• • The deed description is ambiguous or references old markers

Even if not required, getting a survey is strongly recommended. Without one, you're relying on the deed description — which may be decades old and based on markers that no longer exist. If a neighbor later claims part of your yard is theirs, or you discover your fence is two feet over the line, a survey is your best evidence of what you actually bought.

Mortgage Inspection vs. Full Survey

These are not the same thing. A mortgage inspection (sometimes called a plot plan or location survey) is a simplified check performed for the lender. The surveyor visits the property, confirms the building exists, checks that it roughly fits on the lot, and notes any obvious encroachments. It does not establish precise boundary lines or place corner markers.

A full property survey (also called a boundary survey) is more detailed and more expensive. The surveyor researches deeds and historical records, measures the property, places or confirms corner markers, and produces a certified drawing showing exact boundaries, structures, easements, and encroachments. If you're planning to build a fence, addition, or any structure near the property line, you need a full survey — not a mortgage inspection.

What to Look For on a Survey

When you receive the survey, review it carefully with your attorney and agent. Look for:

1. 1. Encroachments. Does the neighbor's fence, shed, or driveway cross your property line? Does your fence cross theirs? Encroachments can lead to disputes and may need to be resolved before closing.
2. 2. Easements. Is there a utility easement running through the backyard? A shared driveway easement? A public beach access path? Easements give others the right to use part of your property — know what they are before you buy.
3. 3. Setback violations. Is the house, garage, or shed closer to the property line than zoning allows? This can affect your ability to get permits for future work.
4. 4. Discrepancies with the deed. Does the survey match the legal description in the deed? If not, your attorney may need to prepare a corrective deed.
5. 5. Flood zones. If any part of the property is in a FEMA flood zone, you'll need flood insurance — and the cost could be significant.

Special Considerations for North Shore Properties

The North Shore has several features that make surveys especially important:

• • Waterfront boundaries. Coastal properties may have boundaries that shift with erosion and accretion. Mean high water lines, Chapter 91 licensing, and public trust rights can all affect what you actually own.
• • Historic properties. Many North Shore homes are centuries old, with deed descriptions based on long-gone landmarks ("from the large oak tree to the stone wall"). A survey modernizes these descriptions.
• • Private roads. If the property is on a private road, the survey should show the road's location and any easements or maintenance agreements.
• • Large lots. Rural North Shore communities like Boxford, Topsfield, and Georgetown have large lots where boundaries are harder to eyeball — a survey is essential.

The Bottom Line

A property survey is one of the most important documents in a real estate transaction — yet many buyers never look at one. It tells you exactly what you're buying, protects you from boundary disputes, and reveals easements or encroachments that could affect your use of the property. If you're buying on the North Shore, especially a waterfront, rural, or historic property, get a full survey and review it with your attorney.