Do You Need a Survey When Buying a House in Nova Scotia?

When you buy a house, someone may ask whether you want a survey or a location certificate. It sounds like an optional extra, and the cost can tempt you to say no. But the question is really about how sure you want to be of what you are buying.

This article explains the two documents in plain terms, when buyers often want one, and the risks of going without. Whether you need one depends on the property, so confirm the details with your lawyer.

This article covers the law of Nova Scotia.

What a survey and a location certificate are

A survey is a measured plan of a property prepared by a surveyor. It generally shows the boundaries, the size of the lot and where buildings and other features sit in relation to those boundaries. A location certificate is usually a shorter document that reports where the buildings sit compared with the property lines, and it may be less detailed than a full survey. Ask the surveyor or your lawyer exactly what each option includes and what it costs, since the products vary.

How this connects to your title

Land in Nova Scotia is identified by a parcel identification number, or PID, and a parcel register must contain the PID assigned to the parcel. A document can describe the land by full legal description, a short form legal description, or the PID for the registered parcel.

The registered description tells you which parcel you are buying. It does not necessarily show you where the fences, hedges, driveway or garage sit on the ground. The province recommends a lawyer for real property transactions, including identifying the correct PID and matching the legal description to the parcel. A survey or similar document deals with the physical side of that question.

When a survey is worth considering

• The boundaries are unclear, or fences and hedges may not follow the lot lines.
• There are sheds, decks, a pool or an addition close to the edge of the lot.
• You plan to build, renovate or add a structure.
• The lot is rural, large or irregular.
• You are buying vacant land.
• The description or PID looks inconsistent with what you see on the site.
• There is no PID for the parcel; the owner must request one using Form 1 before submitting a Parcel Description Certification Application.

If a recent survey already exists, ask whether it is current and whether the seller can give it to you. Tell your lawyer, who can advise whether it is enough or whether an update makes sense.

Risks of skipping it

Without a survey or location certificate, you rely on what you can see and on what the seller tells you. Problems that can come up later include a neighbour's structure over the line, your own building sitting on someone else's land, or a boundary dispute when you try to sell, build or borrow.

Fixing these after closing can be expensive and slow. Neither a lender nor an insurer will necessarily protect you from every boundary question, so it is worth asking your lawyer what protection you would have in your case.

What to do next

• Ask your lawyer whether the property calls for a survey or a location certificate.
• Ask the seller for any existing survey, plans or past boundary documents.
• Walk the property and note fences, outbuildings and anything near the edge.
• Add a condition to your offer if you need time to get the survey done.
• Compare quotes and what each document includes before you order.

Frequently asked questions