Do I Need a Land Survey Before Buying a Home in Utah?
If you're buying a home in Utah, you may be surprised to learn that Utah state law does not require a land survey to convey property. Unlike some states that mandate a survey before a deed can transfer, Utah allows real estate transactions to close without one. This surprises many buyers—and it's one of the reasons boundary disputes and encroachment issues are so common after closing.
So, should you get a survey before buying a home in Utah? At Deseret Land Surveyor, we believe the answer is almost always
yes—and in this article, we'll explain why.
What Utah Law Actually Says
Utah's property conveyance statutes (Title 57) establish the requirements for valid deeds and transfers of real estate. Nowhere in these statutes is a land survey mandated as a condition of sale. A property can be legally conveyed using nothing more than a recorded deed with a valid legal description.
This means that when you buy a home in Utah, you could close on the property without ever knowing exactly where your boundaries are on the ground. The title company will verify the legal description and check for liens and encumbrances, but they typically do not verify physical boundary locations.
Why This Matters More Than You Might Think
A legal description on a deed is not the same as physically marked boundaries on the ground. Many homebuyers assume that:
- The fence is on the property line (it often isn't)
- The driveway is entirely on their property (it may not be)
- The neighbor's shed doesn't encroach (it might)
- Utility easements won't affect their plans (they frequently do)
Without a survey, you're relying on assumptions. And assumptions about property boundaries can become very expensive mistakes.
When a Survey Is Strongly Recommended
Even though Utah doesn't legally require a survey, several situations make one practically essential:
You're Buying Vacant Land or Acreage
When there's no house, no fence, and no visible improvements, the only way to know what you're buying is to have it surveyed. Many parcels in rural Utah County, Summit County, and the outskirts of Salt Lake County have boundary lines that exist only on paper.
You Plan to Build or Improve the Property
If you intend to build a fence, construct an addition, add an accessory dwelling unit (ADU), or make any improvement near the property line, you need to know exactly where that line is. Salt Lake City's zoning code requires specific setbacks from property boundaries, and building within a setback—even by inches—can result in denied permits, required demolition, or legal action from neighbors.
The Property Has an Irregular Shape
Pie-shaped lots, flag lots, lots on cul-de-sacs, and properties with curved boundaries are particularly prone to misunderstandings about where the lines fall. A survey resolves any ambiguity.
The Property Is Older or in a Historic Neighborhood
Homes in Salt Lake City's older neighborhoods—the Avenues, Capitol Hill, Liberty Park, Sugar House—were often platted in the late 1800s. Original survey monuments may have been lost or disturbed over more than a century of development. A modern survey reconciles the original plat with current conditions.
Your Lender Requires One
While not all lenders require a full boundary survey, some do—particularly for FHA loans, VA loans, or when the property has known boundary issues. Some title companies also recommend or require surveys in certain situations. If you're using financing, check with your lender early in the process.
There Are Signs of Encroachment
If you notice during your home tour that a neighbor's fence, shed, driveway, or landscaping seems close to (or over) what you'd expect the property line to be, a survey is essential. Purchasing a property with an existing encroachment can create legal headaches and reduce your property's value.
When You Might Skip a Survey
There are limited situations where a survey may be less critical:
- You're buying a newer home in a well-documented subdivision where recent survey records exist and monuments are in place.
- The property is in a homeowners' association with clearly defined lot boundaries.
- You have access to a recent survey (within the last few years) that was prepared for the current owner.
Even in these cases, a survey provides peace of mind—but the risk of discovering a significant issue is lower.
What a Pre-Purchase Survey Reveals
When you commission a boundary survey before buying a home in Utah, your surveyor will:
- Research recorded plats, deeds, and prior surveys at the county recorder's office.
- Locate existing survey monuments (iron pins, brass caps, or other markers) on the ground.
- Measure the property using GPS and total station equipment.
- Identify encroachments — any structures, fences, or improvements that cross the boundary line.
- Locate visible easements — driveways, utility corridors, or access roads that cross the property.
- Prepare a survey plat or map showing the property boundaries, dimensions, and any issues found.
This information becomes invaluable during negotiations. If the survey reveals an encroachment by a neighbor, you can negotiate with the seller to resolve it before closing—or adjust the purchase price accordingly.
Who Pays for the Survey?
In Utah, the home buyer typically pays for a land survey if they choose to get one. It's considered part of your due diligence, similar to a home inspection. Costs for a residential boundary survey in the Salt Lake City area typically range from $1,000 to $2,500 depending on lot size, terrain, and complexity.
Some buyers negotiate with the seller to share or cover the cost of a survey, especially if boundary issues are suspected. Your real estate agent can advise on what's customary in the current market.
The Bottom Line
Just because Utah law doesn't require a survey to buy a home doesn't mean you shouldn't get one. A survey is one of the few investments in the homebuying process that protects you not just at closing, but for the entire time you own the property—and when you eventually sell.
At
Deseret Land Surveyor, we help homebuyers across Salt Lake City and the Wasatch Front understand exactly what they're purchasing. Contact us before your closing date to schedule a pre-purchase survey and buy with confidence.
