Do You Need a Property Survey for a Real Estate Appraisal? An Ontario Homeowner's Guide
Updated: Oct 23
Do You Need a Property Survey for a Real Estate Appraisal?
If you're buying, selling, refinancing, or simply curious about your home's value, you may wonder whether you need a property survey before ordering an appraisal.
The answer depends on the property and the purpose of the appraisal.
While a survey is not required for every appraisal assignment, it can provide valuable information about a property's boundaries, improvements, easements, and other legal features that may influence its market value.
Understanding what a survey does—and when it may be helpful—can save time and help avoid unexpected issues during a real estate transaction.
What Is a Property Survey?
A property survey is a document prepared by an Ontario Land Surveyor (OLS) that identifies the legal boundaries of a property.
Depending on the type of survey, it may also show:
• Property lines
• Buildings and structures
• Fences
• Driveways
• Pools
• Sheds
• Easements
• Rights-of-way
• Encroachments
• Lot dimensions
• Access points
A survey provides an accurate picture of what exists on the property compared to its legal description.
Does Every Property Need a Survey?
No.
Many residential appraisals can be completed without a recent survey.
However, there are situations where a survey can be extremely helpful, particularly when property boundaries or improvements may affect value.
For example, surveys are often useful for:
• Rural properties
• Waterfront homes
• Vacant land
• Large estate lots
• Properties with multiple outbuildings
• Properties with shared driveways
• Irregularly shaped lots
• Commercial and industrial properties
How Does a Survey Help During an Appraisal?
A property survey helps an appraiser better understand the physical characteristics of a property.
While an appraisal primarily focuses on determining market value, understanding the property's legal boundaries and improvements can provide valuable context.
A survey may assist in confirming:
Property dimensions
Lot configuration
Building placement
Encroachments
Rights-of-way
Easements
Access
Site improvements
This information helps paint a more complete picture of the property.
What Is an Easement?
Many homeowners discover the word "easement" on a survey and aren't sure what it means.
An easement allows another person, utility company, or government agency to use a portion of your property for a specific purpose.
Examples include:
Hydro corridors
Municipal sewer lines
Shared driveways
Drainage easements
Utility access
Most easements have little impact on market value, although some may affect how a property can be developed or used.
What Is an Encroachment?
An encroachment occurs when a structure extends beyond the legal property boundary.
Examples include:
A neighbour's fence crossing onto your property
A detached garage built over the lot line
A retaining wall
A deck extending beyond the property boundary
These situations don't automatically reduce value, but they may require additional
investigation depending on the circumstances.
Can a Survey Affect My Home's Value?
Sometimes.
The survey itself doesn't increase or decrease market value.
However, information revealed by a survey may influence how buyers view the property.
Examples include:
Additional usable land
Boundary discrepancies
Access limitations
Easements
Development potential
Irregular lot shapes
For certain properties, these factors can influence marketability and value.
What If I Don't Have a Survey?
Many homeowners don't.
That doesn't necessarily create a problem.
If a survey is unavailable, the appraiser will typically rely on available sources such as:
Municipal records
Assessment information
Registered plans
Legal descriptions
Public mapping
Title documents provided by the client
In some cases, the absence of a survey may simply be noted in the appraisal report.
Should I Order a New Survey Before Selling?
Not always.
If you already have a relatively recent survey and no significant changes have been made to the property, it may still be useful.
However, if you've added structures such as:
A detached garage
Swimming pool
Large deck
Fence
Addition
Accessory dwelling unit
It may be worth speaking with an Ontario Land Surveyor to determine whether an updated survey is appropriate.
Survey vs. Real Estate Appraisal: What's the Difference?
Homeowners sometimes confuse surveys and appraisals, but they serve very different purposes.
A property survey identifies the legal boundaries and physical characteristics of a property.
A real estate appraisal estimates the property's market value based on current market evidence, comparable sales, location, condition, and many other factors.
In some cases, both are useful, but they answer different questions.
Frequently Asked Questions
Does every appraisal require a survey?
No. Many residential appraisals can be completed without one.
Can an appraiser prepare a property survey?
No. Property surveys are prepared by licensed Ontario Land Surveyors.
Will a survey increase my home's value?
A survey itself does not increase value, but it can provide important information that helps buyers, lenders, and appraisers better understand the property.
Should I provide my survey to the appraiser?
If you have one available, it can be helpful to provide it. While not always necessary, it may offer useful information about your property's boundaries and improvements.
Why Choose Cade Appraisals Inc.?
At Cade Appraisals Inc., we provide professional residential, commercial, rural, estate, and litigation appraisal services throughout Niagara, Hamilton, Burlington, Brantford, Haldimand, and surrounding Ontario communities.
Every appraisal is completed with careful market research, thorough property analysis, and attention to the factors that truly influence market value.
If you're buying, selling, refinancing, settling an estate, or simply want to understand what your property is worth, we're here to help.
Contact Cade Appraisals Inc. today to discuss your appraisal needs or request a quote.
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Appraisal enquiries: Laura Cade, AACI, P.App — Cade Appraisals Inc. Serving Niagara, Hamilton, Halton, Brant, Haldimand and Norfolk.
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