Hiring the wrong surveyor doesn’t just waste money. It can delay permits, create legal problems and leave you with a document that lenders or title companies won’t accept. Developers who ask the right questions before signing anything avoid most of those headaches entirely.

This article covers exactly what to ask a licensed land surveyor before any work begins, and what the answers should tell you.

Are You Licensed in This State?

This is the first question. Ask it before anything else.

Every state issues its own surveying license. A surveyor licensed in one state cannot legally certify survey work in another. Alabama, for example, requires licensure through the Alabama State Board of Licensure for Professional Engineers and Land Surveyors. If your project is in Alabama, your surveyor needs an active Alabama license.

Ask for their license number. Then verify it yourself through the state licensing board’s public database. This takes two minutes and removes any doubt.

A licensed land surveyor who hesitates to provide this information is a red flag. Walk away.

What Type of Survey Do I Actually Need?

A good surveyor will ask about your project before recommending a survey type. If they jump straight to a price without asking what you’re building or buying, that’s a problem.

Different projects call for different surveys. A lender closing on a residential lot has different requirements than a developer planning a commercial build. A property owner dealing with a neighbor dispute needs something different again.

The surveyor should be able to explain which type fits your situation and why. If the explanation is vague or they push one option without asking questions, get a second opinion.

What Does Your Quote Actually Include?

Get the quote in writing. Then read it.

Ask specifically what’s included and what isn’t. Some quotes cover field work but charge separately for the final certified drawing. Others include deed research while some treat it as an add-on. Recording fees, if applicable, may or may not be part of the number you’re given.

Ask about revision costs too. If the county requests changes to the plat before recording it, who pays for those revisions?

A clear, itemized quote protects you. A vague one-line number is how surprise invoices happen.

How Long Will the Survey Take?

Most residential surveys take two to four weeks from the time work begins. Larger or more complex properties take longer. That’s normal.

What you’re really asking here is whether the timeline fits your project schedule. If you have a closing date, a permit deadline or a construction start date, the surveyor needs to know that upfront.

Ask what could cause delays. Deed research problems, missing monuments and weather are common ones. A surveyor who gives you a timeline without mentioning any possible complications isn’t being realistic.

Also ask when field work will actually begin, not just when the project will be done. There’s often a gap between when you hire someone and when they show up on site.

Will You File the Survey With the County?

In many jurisdictions, licensed surveyors are required to file their plats with the county recorder’s office after completing the work. Ask whether that’s part of their process and whether there are any filing fees you need to budget for.

This matters because a survey that isn’t properly filed may not be legally usable for future transactions. Developers who skip this question sometimes discover the problem years later when they try to sell or refinance.

Do You Carry Professional Liability Insurance?

Yes, this question matters.

If a surveyor makes an error and your project suffers as a result, professional liability insurance (also called errors and omissions insurance) is what covers the damage. Without it, you’d have to pursue the surveyor personally, which is slower and far less certain.

Ask for proof of coverage. A reputable surveyor will have it and won’t mind showing you.

What Happens if You Find a Problem?

This question separates experienced surveyors from ones who just want to get in and out.

Ask what they’ll do if the deed research turns up conflicting descriptions. Ask what happens if they can’t locate original monuments. Ask how they handle it if the measured boundaries don’t match the recorded plat.

The answer should be clear and specific. “We’ll contact you and explain the options” is acceptable. “That probably won’t happen” is not.

Boundary problems are more common than people expect, especially on older properties. You want a surveyor who has a process for handling them.

Can You Provide References From Similar Projects?

Not every developer asks this. They should.

A surveyor who regularly handles residential lot surveys may not have deep experience with large commercial parcels or complex multi-lot subdivisions. Ask for references from projects that are similar in type and size to yours.

Call the references. Ask whether the work was delivered on time, whether the final document was accepted by the lender or county without issues and whether there were any surprises in the final invoice.

What Format Will the Final Survey Be Delivered In?

This sounds like a minor detail. It isn’t.

Engineers and architects often need CAD files to incorporate survey data into their plans. Some lenders require specific formats for the certified plat. If you’re submitting to a county permit office, they may have their own requirements.

Ask upfront what formats the surveyor delivers and whether there’s an extra charge for digital files. Finding out after the fact that you need a format the surveyor doesn’t provide creates unnecessary delays.