Land Surveying Law in South Carolina
South Carolina regulates land surveying under Title 40, Chapter 22 of the SC Code of Laws. The law requires that all boundary surveys, subdivision plats, topographic surveys used for engineering purposes, and other work involving the location and description of real property be performed by or under the supervision of a licensed Professional Land Surveyor (PLS).
The licensing and disciplinary authority for South Carolina surveyors is the South Carolina Board of Registration for Professional Engineers and Surveyors (SCBEPS), which operates under the Department of Labor, Licensing and Regulation. Every surveyor in our South Carolina land surveyor directory is sourced from SCBEPS state licensing records.
Who Must Be Licensed
Any person who offers land surveying services to the public in South Carolina must hold an active PLS license from SCBEPS. To obtain a PLS license, candidates must pass the NCEES Fundamentals of Surveying (FS) exam and the Principles and Practice of Surveying (PS) exam, and meet experience requirements under the supervision of a licensed PLS.
Using an unlicensed person to perform a boundary survey in South Carolina is illegal and creates significant risk. Surveys prepared by unlicensed individuals are not valid legal documents and may not be recorded at the county Register of Deeds.
Plat Recording Requirements
South Carolina requires plats for new subdivisions and lot splits to be recorded at the county Register of Deeds. In most SC counties, plats that divide land must also go through a county subdivision review process that may involve the county planning department or zoning board. Properties inside incorporated municipalities may face additional approval steps at the city level.
A recorded plat is the legal instrument that creates a new lot in South Carolina. Once recorded, the plat description controls over the deed description in most cases. If you are buying a newly divided lot, confirm that the subdivision plat is properly recorded before closing.
Property Corners and Monuments
When a licensed PLS performs a boundary survey in South Carolina, the surveyor sets permanent monuments at the property corners, typically iron pins, rebar, or concrete markers. These monuments serve as the physical record of the boundary on the ground.
South Carolina law makes it unlawful to intentionally disturb, remove, or destroy a survey monument set by a licensed surveyor. If a monument was destroyed by prior construction or development, the surveyor must spend additional time reconstructing the boundary from deeds, adjoining surveys, and other evidence, which increases survey cost.
Adverse Possession and Boundary Disputes
South Carolina law allows adverse possession claims under SC Code Title 15, but the requirements are strict: continuous, open, hostile, and exclusive use for at least ten years. A boundary survey is the starting point for any adverse possession analysis, establishing where the legal boundary sits relative to any claimed area.
If your neighbor claims a portion of your property or vice versa, a boundary survey by a licensed PLS is the first step to understanding your legal position. The survey plat can be used as evidence in court proceedings.
Coastal and Wetland Survey Rules
South Carolina has significant coastal and wetland regulations that affect surveying in the Low Country. The SC Coastal Tidelands and Wetlands Act governs the use of tidelands, coastal waters, and certain wetlands. Properties abutting navigable waterways may have boundary issues related to ordinary high water marks or public trust doctrine lands.
The SC Department of Health and Environmental Control (DHEC) and the U.S. Army Corps of Engineers regulate activities in and near jurisdictional wetlands. Boundary surveys of coastal properties often involve coordination with these agencies or with specialized wetland surveyors.
What Property Owners Should Know
If you are buying a property in South Carolina, your title company or real estate attorney may recommend a survey. While South Carolina does not require a survey to close a home sale, lenders often do, and a survey is the only way to confirm what you are actually purchasing and whether any encroachments exist.
If you are building, adding a fence, or making a major improvement near your property line, hire a licensed PLS first. A survey before construction is far less expensive than a boundary dispute or forced removal after. Find licensed surveyors in your county through our South Carolina land surveyor directory.