Which do you need?
As-built survey vs boundary survey
Short answer
An as-built survey records what is physically built - walls, openings, levels and fixed features - and returns it as dimensioned drawings. A boundary survey establishes where your legal property lines run, and in North Carolina only a licensed surveyor may produce one. Most renovation, permitting and leasing work needs the first. Anything turning on a property line needs the second.
What an as-built survey gives you
A measured record of the building as it stands today, not as it was originally drawn. That means dimensioned floor plans, elevations and sections showing real wall thicknesses, actual opening sizes, ceiling heights and the structure as modified over its life. It is the base drawing a designer, architect or contractor works from, and it exists because buildings almost never match their original plans after a few decades of alterations.
What a boundary survey gives you
The legal extent of the parcel: where the property lines run, where corners fall, easements, encroachments and rights of way. It is a legal instrument, sealed by a professional land surveyor, and it is the only document that answers where your land ends. In North Carolina that work is regulated, and it may only be carried out by a surveyor licensed by the state board.
How to tell which one you need
Ask what the drawing has to prove. If the question is about the building - a renovation, an addition, a permit set, a lease exhibit, a square-footage figure for a listing - you need an as-built. If the question is about the land - a fence dispute, a lot split, a setback from the property line, a title matter, or anything a lender or attorney will rely on - you need a boundary survey. A permit set sometimes needs both, because the building has to be drawn accurately and shown correctly within its setbacks.
Why the terms get mixed up
Both are called surveys and both involve measuring, so the words blur. It matters commercially because the two have very different costs and lead times, and because ordering the wrong one wastes both. If you are unsure, describe the decision you are trying to make rather than naming a document, and any competent practice will tell you which one answers it.
At a glance
Side by side
| As-built survey | Boundary survey | |
|---|---|---|
| What it records | The building as physically constructed | The legal property lines of the parcel |
| Typical output | Dimensioned floor plans, elevations, sections | A sealed plat showing lines, corners and easements |
| Who may produce it | A measuring and drafting practice | A licensed North Carolina land surveyor only |
| Common uses | Renovation, permitting, leasing, square footage | Fence and line disputes, lot splits, setbacks, title |
| Answers the question | What is built, and where is it inside the building | Where does the property end |
Questions
Common questions
Can an as-built survey show my property line?
It can show a boundary as recorded on an existing plat, for context, but it cannot establish one. Only a licensed North Carolina surveyor can determine where a property line legally runs. If your decision depends on that line, commission a boundary survey.
Does a building permit need a boundary survey?
It depends on the work and the jurisdiction. Interior alterations usually need an accurate as-built set and nothing more. Anything affecting the footprint, setbacks or site coverage will often require a survey establishing the property lines as well. Ask the permitting office what they require before commissioning either.
Do you carry out boundary surveys?
No. MeasuredPlan is an as-built documentation and drafting practice, not a licensed land surveying firm. Boundary, topographic and ALTA surveys are referred to a licensed North Carolina surveyor. We are happy to say plainly when your project needs one rather than the work we do.
Related services
What this applies to
Last reviewed: 2026-08-20 · Asheville, NC
Still unsure?
Describe the decision, not the document
Tell us what you are trying to do and we will say which drawing answers it - including when that is work we do not do.
“MeasuredPlan gave us a clear starting point for our renovation. The site visit was professional, communication was easy, and the final measured plans were simple to share with our contractor and design team.”