Finding a licensed land surveyor near you is not as simple as picking the first name that shows up on Google. The person you hire will be responsible for one of the most important documents tied to your property. Get it right and everything moves smoothly. Get it wrong and you could be dealing with legal headaches for years.

Here is what you actually need to look for before you hand over the job.

Start With the License

This is non-negotiable. Every state requires land surveyors to hold a valid license before they can legally practice. In Alabama, surveyors must be licensed through the Alabama Board of Licensure for Professional Engineers and Land Surveyors.

Before you hire anyone, ask for their license number and verify it. A legitimate surveyor will have no problem giving you that information. If someone hesitates or skips over the question, that is a red flag.

Hiring an unlicensed surveyor might save you a little money upfront, but their work will not hold up legally. That means it cannot be used for real estate closings, construction permits, or court proceedings.

Look for Local Experience

There is a big difference between a surveyor who is licensed and a surveyor who knows your area well. Local experience matters more than most people realize.

A residential land surveyor near you will be familiar with the local county records, historical deed descriptions, and common boundary issues in the region. They know the terrain, the quirks of older plats, and who to call when they need to dig up records that are not easy to find online.

Someone coming in from out of the area may be perfectly qualified on paper but will spend extra time just getting up to speed on things a local already knows by heart.

Check Their Track Record

Before you commit, do a little homework on the company or individual you are considering.

Look for reviews on Google, the Better Business Bureau, or local community forums. Ask neighbors or your real estate agent if they have worked with anyone they would recommend. Word of mouth still goes a long way in this industry.

Pay attention to how they communicate. Do they respond to your calls and emails promptly? Do they explain things clearly without talking over your head? A good surveyor understands that most clients are not experts and will take the time to walk you through the process.

Ask the Right Questions Before You Hire

Most people call a surveyor, ask for a price, and stop there. But a few more questions can tell you a lot about who you are dealing with.

Here are some worth asking:

• How long have you been surveying in this area?
• What type of survey do I actually need for my situation?
• What is included in your quote and what is not?
• How long will the job take from start to finish?
• Will you be the one doing the fieldwork or will you send a crew?
• What happens if you find a discrepancy with an old survey?

The answers will tell you quickly whether this is someone who takes their work seriously or someone just trying to close a sale.

Understand What You Are Paying For

A lower quote is not always a better deal. Some surveyors cut corners on research, skip pulling older records, or rush through fieldwork to move on to the next job.

When you get a quote, ask what it covers. A thorough survey includes office research, fieldwork, and a stamped final document you can actually use. If the price seems unusually low, ask why.

That said, the most expensive option is not automatically the best either. What matters is that the surveyor is licensed, experienced, and transparent about what their fee includes.

Make Sure They Deliver a Stamped Final Document

When the job is done, you should receive a signed and stamped survey plat or report from a licensed professional. This is what makes the survey legally valid.

If a surveyor cannot provide a stamped document, the work is not worth much in any official capacity. Always ask upfront what the final deliverable will look like and make sure it meets the requirements for your specific purpose, whether that is a real estate closing, a building permit, or a boundary dispute.

Frequently Asked Questions

How do I verify a land surveyor’s license in Alabama? 

You can check the Alabama Board of Licensure for Professional Engineers and Land Surveyors website. Search by name or license number to confirm their credentials are current.

Is there a difference between a land surveyor and a home inspector? 

Yes, completely different roles. A home inspector looks at the physical condition of a structure. A land surveyor deals with property boundaries, legal descriptions, and land measurements.

How far in advance should I book a land surveyor? 

For standard residential jobs, a week or two is usually enough. For larger or more complex properties, give yourself a month or more, especially during busy seasons.

Can I use the same surveyor my neighbor used? 

You can, but make sure there is no conflict of interest, especially if the survey involves a shared boundary line. A good surveyor will disclose any potential conflicts upfront.

What should I bring or prepare before the surveyor arrives? 

Have any existing survey documents, property deeds, or title reports ready. The more information you can provide, the smoother the process will be.