Maryland Real Estate and Survey Requirements
Maryland law does not require a land survey to sell a residential property. There is no statute mandating that a seller obtain or provide a survey before closing. However, surveys come up regularly in Maryland real estate transactions because of lender and title company requirements.
When Lenders Require a Survey
Most mortgage lenders in Maryland require at least a location survey for the property being purchased. A location survey shows where the structures on a lot sit relative to the property lines. This gives the lender and title company confidence that no obvious encroachments or boundary irregularities will affect the value of the property used as collateral.
Standard FHA and conventional mortgage programs typically require a location survey or allow the title company to issue a survey exception endorsement on the title insurance policy. Some lenders, especially for rural properties, larger lots, or waterfront properties along the Chesapeake Bay or Potomac River, require a full boundary survey rather than a location survey.
Title Insurance and Surveys
Maryland title companies routinely issue title insurance policies at closing. Standard title insurance has a survey exception, meaning the policy does not cover boundary issues unless a survey was provided. If you want full title coverage without a survey exception, most title companies require a current survey.
Buyers who want the strongest possible title coverage often request that the seller provide a recent survey, or they order one as part of their due diligence. This is especially common in transactions involving older properties in Baltimore City, older suburban neighborhoods, and rural parcels in Frederick, Carroll, and Washington counties where boundary histories can be complex.
Maryland Seller Disclosure
Maryland requires sellers of residential property to complete a Disclosure/Disclaimer Statement under the Maryland Residential Property Disclosure Act. The disclosure asks sellers to identify known defects and conditions affecting the property. While a survey is not specifically listed as a required disclosure item, a seller who knows of boundary encroachments, easements, or disputes is expected to disclose them.
Having a current survey on file allows sellers to address these items accurately in disclosure and reduces the chance that a buyer's due diligence uncovers a surprise late in the transaction.
When a Pre-Listing Survey Makes Sense
A seller might choose to obtain a survey before listing in these situations:
- The property has not been surveyed in more than 10 to 15 years
- There are known fence lines, sheds, or structures near what you believe is the property line
- You are selling rural or agricultural land with older metes-and-bounds deed descriptions
- The property is waterfront on the Chesapeake Bay, a tidal creek, or the Potomac River
- A neighbor has recently added structures near your shared line
- You want to avoid delays at closing caused by a lender's survey requirement
The Buyer's Perspective
Buyers in Maryland routinely request surveys during the contract period as a condition of moving forward. In competitive markets, especially in Montgomery County, Baltimore County, and Howard County, buyers may waive survey contingencies to strengthen offers. When surveys are waived, buyers accept more risk about the property boundaries. If boundary issues surface after closing, the cost to resolve them falls on the buyer.
Find a Licensed Surveyor in Maryland
Whether you are a seller preparing for listing or a buyer conducting due diligence, find licensed surveyors through our Maryland directory. Every listing is sourced from state licensing records so you know you are hiring a licensed professional.