How Much Does a Land Survey Cost in Ontario?

Discover the different types of land surveys and the costs associated with each type.

By Emily Southey | 14 minute read

Conducting a land survey is a useful  — sometimes necessary — step to buying a home. But what exactly is a land survey and how much do they cost? These are the questions we’ll be answering today. We also break down the different types of surveys, how to hire a land surveyor, and our top tips for saving money on land surveys. Keep reading to find out everything you need to know.

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What Is a Property Survey?

A land survey — also known as a property survey — is an inspection of the boundaries of your property. It reveals the size of the property, maps out the precise property boundaries, and details any buildings or detached structures on the property. The corners of the property are listed as GPS co-ordinates while the lengths in between are written as measurements. The survey will also list any roads that meet the property line. Land survey results are compiled into one formal document and presented visually in the form of a map.

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Overall, the purpose of a property survey is so the owner of the land can understand the exact geographic boundaries of their property. In turn, this can help homeowners protect their ownership rights if someone ever tries to stake a claim to the land. However, it’s important to note that property surveys are snapshots in time, which means one land survey does not accurately represent the property in perpetuity. Sites change all the time with age or the addition of new structures or even fences. For this reason, the average land survey is valid for a period of five to 10 years.

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Types of Land Surveys in Ontario

There are several types of property surveys available in Ontario. We outline each type below.

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Surveyor’s Real Property Report (SRPR)

A surveyor’s real property report is a standard assessment that shows the position of any buildings or structures relating to a property’s boundaries, as well as any registered encumbrances, such as easements on or next to the property.

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Topographic Surveys

Topographic surveys highlight the elevations and contours, both natural and man-made features, on the property. In the case of a topographic survey, the surveyor will measure and mark everything from fences and garages to trees and rivers while recording the elevations of each. Sometimes topographic surveyors also include boundary information, but not always. These kinds of surveyors are most useful to engineers and architects who are planning site improvements or upgrades.

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Boundary Surveys

Boundary surveys help determine the precise location of boundaries and corners of a property. Similar to an SRPR, boundary surveys offer accurate measurements of property lines. They can be used to locate easements, settle land disputes, or simply for a homeowner’s personal records.

Location Surveys

Location surveys are similar to boundary surveys except for one key difference: they also measure improvements made on the property. Location surveys highlight and mark the exact size and location of any improvements, as well as the boundary lines of the property. This type of survey might be required to obtain a zoning permit. 

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Subdivision Surveys

A subdivision survey can be useful when you need to divide parcels of land into multiple areas to construct a subdivision. This type of survey is usually required when building a subdivision. 

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Site-Planning Surveys

Site-planning surveys are ideal for planning site improvements. A site plan consists of a drawing that depicts the existing layout of a completed property (for example, buildings, parking lots, and driveways), as well as the proposed site improvements. Site-planning surveys are often required in order to apply for and obtain a building permit for commercial, industrial, and industrial properties. 

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Construction Surveys

Construction surveys help construction workers determine what areas to build on. More specifically, when conducting a construction survey, surveyors will mark the location of planned improvements and structures, as well as measure the distance between planned improvements.\

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What Is the Average Cost of a Land Survey in Ontario?

The average land survey cost in Ontario largely depends on the size of the property and the type of survey being conducted. For example, topographic surveys, which tend to be more involved than boundary surveys, may be more expensive. However, on average, a land survey in Ontario will cost between $1,500 and $6,000.

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Factors Impacting Land Survey Costs in Ontario

Many factors impact land survey costs in Ontario, from the property dimensions to the type of survey. We break down some of the main factors that determine the price of a land survey below. 

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• Type of property survey: Some types of land surveys are more detailed and therefore take longer to complete than others. As such, the cost of land surveys varies by type. For example, a basic boundary survey will usually be less expensive than a topographic survey. 
• Size of the property: A general rule of thumb is the larger the size of the property, the more a land survey will cost. 
• Travel time: In some cases, the distance that the surveyor has to travel will also impact the price of the land survey. If the surveyor’s office is far from the property being measured, they might charge more. 
• History of the property: The history of the property (that is, how long the land has been with one family and whether it has been subdivided before) can significantly affect how long the land survey takes. For example, the longer it’s been since the last land survey was conducted or since the property was last sold, the more difficult it will be for the surveyor to locate the necessary documents (deeds, maps, previous surveys), all of which can help make the land survey process faster and easier. In addition, if the land has been surveyed previously, there may already be existing survey markers, fence lines, or tree lines that indicate the property’s boundary lines, making the current surveyor’s job easier.
• Shape and dimensions of the property: If a property has more than four sides, land surveys get more complicated and the costs tend to go up.
• Type of terrain: Uneven terrain, such as sloped or hilly terrain, typically requires more work on behalf of the surveyor compared to flat terrain. Further, if the land has lots of vegetation (for example, trees, plants, bushes), surveying in the summer months when everything is in bloom can be more challenging and time-consuming. Therefore, the type of terrain is another factor that can impact the cost of the survey. 
• Assistance from neighbours: If the surveyor is unfamiliar with the area or the land is older and/or has not been surveyed in several decades, having a neighbour or previous homeowner guide the surveyor to past markers can help speed up the process, possibly reducing the price of the survey.

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When to Get a Land Survey

There are several instances in which a land survey is recommended. There are also circumstances in which it is required, such as when a developer is planning a construction project or when a homebuyer is applying for a mortgage. Keep reading to learn more about three unique instances in which you should get a land survey. 

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When you’re buying a home

Any time you buy a home or buy land in Ontario, conducting a land survey before closing the deal is a smart move. Land surveys confirm the exact size and boundaries of the plot of land you are buying. Hiring a surveyor to conduct a land survey is especially important if a survey has not been done in a long time or if there has been a subdivision of the property since the last survey. 

When you’re financing a property with a mortgage loan

If you’re financing your home purchase with a mortgage, whether you obtain it through a mortgage broker or bank, your lender might require a land survey to mitigate risk. The lender may be looking to protect themselves by ensuring that the property and structures they are financing are accurately represented in associated paperwork. They may also want to ensure that if the buyer defaults on their mortgage, they won’t have any title or boundary issues when reselling the home. 

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When you’re planning a construction project

One final instance in which a land survey can be beneficial is if you’re planning a construction project. Whether you’re a developer building a subdivision or a homebuyer looking to build a new home, having your land surveyed will help avoid any problems during construction. For example, a construction survey can ensure you do not accidentally build on your neighbour’s property while a location survey will help you understand the property’s zoning restrictions.

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How to Hire a Land Surveyor

Hiring a land surveyor is a task that should be taken seriously. In other words, you shouldn’t choose the first person who pops up on Google. Rather, take the time to research local surveyors and interview potential candidates to ensure you’ve found the right fit. 

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It’s worth noting that land surveys in Canada are overseen by The Canadian Board of Examiners for Professional Surveyors (CBEPS). However, each province, including Ontario, has its own land survey association.  

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Keep reading for a step-by-step guide to hiring a land surveyor in Ontario.

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Step 1: Find surveyors in your area

Do some research on the internet by visiting local surveyor association databases to find professional surveyors in your area. In Ontario, surveyors are overseen by the Association of Ontario Land Surveyors (AOLS). A comprehensive list of AOLS licensed surveyors can be found on their website. Of course, word of mouth is also great, so don’t hesitate to reach out to friends, family members, or neighbours who recently bought a home. As a general rule of thumb, avoid unlicensed surveyors. 

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Step 2: Interview surveyor candidates

Once you’ve researched surveyors in your area and confirmed they are licensed, it’s time to contact them and conduct interviews. Now that you know there are several types of surveys, you’ll want to hire a surveyor who has experience with the type of survey you require. Beyond their qualifications, ask surveyor candidates about their years of experience, area(s) of specialization, how long they expect the survey to take, and how much they estimate it will cost. We also recommend asking for references who you can contact for more information. 

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Step 3: Confirm the costs and payment structure

Next, confirming the estimated cost of the survey and the payment structure is a crucial step in the process of hiring a land surveyor. Specifically, ask about the billing structure, how much they charge for travel time, and what factors could drive the cost up (for example, weather or vegetation).