How to Read a Land Survey Before You Regret the Purchase

By: clarissacd | May 29, 2025

Buying land can be one of the smartest investments you’ll ever make—but only if you know exactly what you’re buying. And that starts with understanding the land survey.

A land survey isn’t just a map with boundary lines. It’s a legal document that defines what’s actually yours and what isn’t. Yet far too many buyers in Louisiana sign on the dotted line without ever studying the survey—or worse, without getting one at all. The result? Disputes with neighbors, building restrictions, and thousands in unexpected costs.

What a Land Survey Tells You

At its core, a land survey tells you where your property starts and ends. But it also shows easements (like utility lines), encroachments (like a neighbor’s fence over your line), setbacks, flood zones, and access points. If any of these are unclear or unfavorable, it could seriously impact how you use or develop the land.

Common Deal-Breakers You Might Miss

Let’s say you plan to build a home. You assume your parcel is a full acre, but the survey reveals that part of it sits in a utility easement. That means you can’t build there—and suddenly, your usable space shrinks. Or maybe your dream spot has no legal access from the road. That’s called a landlocked property, and it can be a nightmare to fix after purchase.

Watch for Encroachments and Adverse Possession

Unrecorded encroachments are another common issue in rural areas like Sulphur, LA. Maybe a neighbor has been using part of the land for a shed or driveway for years. If it’s not corrected before closing, it can lead to disputes—or even a legal claim under adverse possession.

Don’t Ignore Flood Zones

Flood zones are another big red flag. Just because land “looks” dry doesn’t mean it’s safe from flooding. Surveys often include topographic data and FEMA designations that determine whether you’ll need flood insurance—or whether you can build at all.

Read the Survey, Don’t Just Get One

The takeaway is simple: never skip the survey. And don’t just get one—read it. Ask questions. Compare it to the property listing. Walk the boundaries in person, if possible. A good real estate agent or land consultant will help you interpret the results and flag any issues.

How Redd Properties Helps

At Redd Properties, we walk clients through the details of every survey we receive. We highlight anything that could impact use, resale value, or future development. We also recommend buyers consider updated surveys if the property hasn’t been formally reviewed in several years. Land shifts, markers get moved, and what’s recorded may no longer reflect reality.

If you’re investing in land—especially for a home, farm, or commercial use—the survey isn’t a technicality. It’s the foundation of your ownership. Getting it right upfront will save you time, money, and regret later on.

Remember: What you see isn’t always what you get. What’s on the survey is what matters.