🚧 What Is a Right-of-Way Survey in Real Estate?

A right-of-way survey maps land designated for public or private use—such as roads, utilities, sidewalks, pipelines, or access paths. It defines the exact limits of these areas to prevent encroachments and ensure that improvements stay within legal boundaries.

How a Right-of-Way Survey Works

A licensed surveyor reviews recorded plats, deeds, easements, and government right-of-way documents, then measures and maps the limits of the designated corridor. They identify where utilities, roads, and access paths legally exist and where property owners must maintain clear access.

A right-of-way survey typically includes:

  • Right-of-way boundaries for streets, alleys, or highways
  • Utility corridors (water, sewer, gas, electric, fiber)
  • Drainage channels and access easements
  • Encroachments into right-of-way areas
  • Setback and clearance requirements
  • Existing improvements within the right-of-way
  • Recorded vs. occupied land discrepancies

These surveys are crucial for construction planning, permitting, and confirming that property improvements do not violate public or utility access rights.

Why Right-of-Way Surveys Matter

For Property Owners:

  • Prevents unintentional building within a right-of-way
  • Identifies who controls or maintains the area
  • Clarifies legal access and utility placement
  • Protects against disputes with cities, counties, or neighbors

For Builders & Developers:

  • Required for road widening, utility installs, and infrastructure work
  • Ensures compliance with easements and public access laws
  • Helps avoid costly relocation of utilities or structures

Common uses:

  • Subdivision and roadway development
  • Utility installation or expansion projects
  • Driveway or access improvements
  • Municipal planning and engineering

Example of a Right-of-Way Survey in Action

A homeowner plans to build a new fence along their front property line. Before installing it, the surveyor performs a right-of-way survey and discovers:

  • The city owns a 10-foot right-of-way along the street
  • A water main access easement runs parallel to the sidewalk
  • The planned fence encroaches into the required clear area

Because of this, the fence must be moved back to avoid violating city regulations and utility access rules. The survey prevents a costly teardown and ensures the improvement meets legal requirements.

Why Right-of-Way Surveys Matter for FSBO Sellers

Buyers often ask whether they can add a fence, driveway, shed, or landscaping along the front of a property. A right-of-way survey helps you:

  • Show accurate boundary and access limitations
  • Prevent disputes over city or utility control areas
  • Increase buyer confidence with precise property data
  • Address due diligence questions related to setbacks and access

A clear right-of-way map can make your FSBO listing more transparent and desirable to buyers.

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