Alabama Surveying Law at a Glance
Land surveying in Alabama is governed primarily by Code of Alabama Title 34, Chapter 11. This chapter establishes who may legally perform surveys, how surveyors are licensed, and what penalties apply to unlicensed practice. Property law affecting surveys appears in Title 35, which covers deeds, boundary disputes, adverse possession, and partition of land.
Understanding the basics of Alabama surveying law helps property owners know their rights, hire the right professional, and avoid costly mistakes when dealing with boundary questions.
Who Can Perform Land Surveys in Alabama
Only a Professional Land Surveyor (PLS) licensed by the Alabama Board of Licensure for Professional Engineers and Land Surveyors (ALBPELS) can legally perform and certify boundary surveys, subdivision plats, and other surveys that determine or describe property boundaries. This applies even for small residential lots.
Alabama also licenses Land Surveyors-in-Training (LSIT), who work under the direct supervision of a licensed PLS. An LSIT candidate cannot independently sign or seal a survey. If you hire a firm, confirm the PLS who will sign your survey holds a current Alabama license.
ALBPELS requires PLS candidates to hold a four-year degree from an accredited program, complete at least four years of progressive experience under PLS supervision, and pass both the Fundamentals of Surveying (FS) and Principles and Practice of Surveying (PS) exams administered by NCEES.
How Survey Plats Are Recorded in Alabama
Alabama records land documents, including plats, deeds, and easements, with the county probate judge. Alabama is unusual in that probate courts serve as the recording office for property instruments, unlike many states that use a separate register of deeds or county clerk's office.
When a surveyor prepares a subdivision plat or a boundary survey intended for recording, they submit the signed and sealed plat to the probate office in the county where the land is located. Once recorded, the plat becomes part of the official property record and can be referenced in future deeds.
Property owners researching their deed history should contact their county's probate office or check the county's online property records portal. Many Alabama counties have digitized older plat books, though coverage varies by county.
Boundary Disputes in Alabama
When neighbors disagree about where a property line sits, Alabama law provides several paths to resolution.
The first step is usually a boundary survey by a licensed PLS. The survey creates a documented, legally defensible description of where the boundary sits based on deed research, measurements, and monument evidence. In many cases, a survey resolves the dispute without litigation.
If the dispute continues after a survey, parties can pursue a quiet title action in Alabama circuit court. The court will consider the survey, the deed descriptions, historical use of the land, and any evidence of agreed boundaries. Having a certified survey from a licensed Alabama PLS is essential for a quiet title case.
Alabama also recognizes the doctrine of agreed boundary, where two landowners who have long accepted a particular line as the boundary may be bound by that agreement even if it differs from the deed description. A surveyor can document where the historic use line sits, which matters in these cases.
Adverse Possession in Alabama
Under Code of Alabama Section 6-5-200, a person who has open, notorious, hostile, continuous, and exclusive possession of another's land for 10 years may claim title through adverse possession. The statute of limitations for ejectment is also 10 years under Alabama law.
Adverse possession claims often arise from old fence lines that do not match deed descriptions. A surveyor can help document the location of historic fences and the actual deed boundary, which courts use to evaluate the claim. If you suspect a neighbor is adversely possessing a strip of your property, having a licensed surveyor document the conditions promptly creates a record of the current state.
Easements and Encroachments
Alabama property owners may be subject to various easements recorded in their deed chain, including utility easements, drainage easements, and access easements in favor of neighboring parcels. A boundary survey often surfaces these recorded encumbrances, and an ALTA survey provides a more thorough search of easements and other title matters.
If a neighbor's structure, fence, or improvement extends onto your land (an encroachment), a boundary survey confirms the extent of the intrusion. You then have legal options ranging from a negotiated easement or buyout to an ejectment action in circuit court.
Your Rights as a Property Owner
As an Alabama property owner, you have the right to commission a boundary survey at any time. You do not need your neighbor's permission. If the surveyor places monuments on your property, those are your property and must not be disturbed. Removing or tampering with survey monuments is illegal in Alabama under Code of Alabama Section 34-11-30.
Find a Licensed Surveyor for Your Alabama Property
Our Alabama land surveyor directory lists licensed PLS professionals by county, all sourced from ALBPELS records. Search your county to find qualified surveyors who know your local deed records and conditions.