Washington's Land Surveying Framework
Washington state regulates land surveying through two primary statutes: RCW 18.43, the Professional Engineers and Land Surveyors Act, and RCW 58.09, the Survey Recording Act. Property owners do not need to read these statutes in full, but understanding what they establish helps you know your rights, your surveyor's obligations, and what protections the law provides.
The Washington State Department of Licensing (DOL) administers licensing through the Board of Registration for Professional Engineers and Land Surveyors (BRPELS). The board sets the standards for who can practice, investigates complaints, and has authority to suspend or revoke licenses.
Who Can Legally Survey Property in Washington
RCW 18.43 restricts land surveying practice to licensed Professional Land Surveyors (PLS). Only a PLS can legally perform, sign, stamp, and certify surveys that affect property rights in Washington. This includes boundary surveys, subdivision plats, lot line adjustments, and Records of Survey.
The licensing requirements are substantial. Candidates must have a combination of formal education and practical experience working under a licensed PLS, pass two examinations (the national Fundamentals of Surveying exam and the state-specific Principles and Practice of Surveying exam), and submit a detailed application to the BRPELS. Licensed surveyors must also complete continuing education to renew their licenses.
You can verify any surveyor's license status through the DOL's online license lookup at dol.wa.gov. A license search takes under two minutes and confirms whether the person is currently authorized to practice in Washington.
The Survey Recording Act (RCW 58.09)
Washington's Survey Recording Act requires that a Record of Survey be filed with the county auditor when a licensed PLS sets monuments and no prior recorded plat or survey covers the area being surveyed. The filing requirement exists to create a permanent public record that other surveyors, title companies, and property owners can access in the future.
The Record of Survey must be filed within 90 days of the completion of fieldwork. It contains the survey drawing, a description of the monuments set or found, and the PLS's certification. County auditors maintain these records, and they are generally accessible to the public.
For property owners, this means that a properly completed boundary survey should result in a public record you can reference in the future. Ask your PLS before the project begins whether a Record of Survey filing is required and whether the filing fee is included in the quoted price.
Monument Preservation Laws
Survey monuments are the physical markers (iron pins, concrete monuments, brass caps, or other markers set by licensed surveyors) that define property corners and section corners established by the General Land Office surveys. These monuments are legally protected in Washington.
RCW 58.24 makes it a gross misdemeanor to willfully disturb, move, remove, or destroy a survey monument. The law applies to anyone, including property owners, contractors, and utility companies. Accidental disturbance during construction does not create criminal liability, but anyone who knowingly moves or destroys a monument can face prosecution.
If you are planning excavation, grading, fence installation, or any ground-disturbing work near a known property corner, stop and contact a licensed PLS before proceeding. The PLS can advise whether a monument needs to be protected, temporarily removed and reset, or referenced before work begins.
Government Land Office Surveys and Washington Land Descriptions
Most of Washington's land was surveyed under the Public Land Survey System (PLSS) established by the federal government beginning in the early 1800s. Township and range descriptions in Washington deeds reference this survey grid. Section corners established under the PLSS are legally protected and maintained by county surveyors.
Eastern Washington retains many original PLSS monuments in relatively good condition. Western Washington presents more challenges because the dense forest, steep terrain, and century of development have disturbed many original monuments. When a licensed PLS works to establish a boundary, they must find and evaluate existing monuments and weigh their evidence according to Washington's legal hierarchy for conflicting evidence.
Riparian Rights and Water Boundaries
Washington has significant water resources, and properties adjacent to rivers, lakes, Puget Sound, and the Pacific Coast involve special surveying considerations. Ownership of waterfront property in Washington is governed by the doctrine of riparian rights for inland waters and specific state law for tidelands and shorelands.
Tidelands (lands between mean high tide and mean low tide) are generally owned by the state of Washington, not private landowners, unless specifically patented from the state during the settlement period. Shorelands (lands between ordinary high water and 200 feet inland) may be privately owned or state owned depending on the body of water and the history of the parcel.
If your property abuts a river, lake, or saltwater body, the boundary at the water may be more complex than a standard upland boundary. A licensed PLS experienced in waterfront surveys can determine where your ownership ends and the state's begins.
Plat Laws and Subdivision in Washington
Washington's Short Plat and Long Plat laws (RCW 58.17) govern the subdivision of land into multiple lots. Creating a new lot in Washington requires going through the county's subdivision process, which includes a survey by a licensed PLS, review by the county, and recording of a final plat with the county auditor.
Short plats (typically four or fewer lots) follow a simpler process than long plats but still require professional survey work and county approval. Property owners who want to split a parcel should consult both a licensed PLS and the county planning department before beginning. The requirements vary by county and can include frontage, access, utility, and environmental review conditions.
Easements and How They Affect Surveys
Easements are rights granted to another party to use a portion of your property for a specific purpose. Common examples include utility easements for power lines, water pipes, and telecommunications; access easements for neighbors who need to cross your land to reach their property; and drainage easements that run along low-lying portions of your parcel.
Easements are recorded in the county deed records and must be shown on ALTA surveys and certain other survey types. When you hire a surveyor for a boundary survey, they will typically note recorded easements in their research but may not show them on the survey map unless you specifically request it or you commission an ALTA survey. Ask your PLS to flag any recorded easements that affect your property so you understand what restrictions exist before building or improving the land.
Filing a Complaint Against a Washington Surveyor
If you believe a licensed Washington PLS has performed substandard work, misrepresented qualifications, or violated state law, you can file a complaint with the BRPELS through the DOL. The board investigates complaints and has authority to impose disciplinary action, including license suspension or revocation.
Before filing a complaint, document the issue clearly: keep copies of all contracts, quotes, and correspondence, the survey documents themselves, and any evidence of specific errors or omissions. The DOL complaint process is described on the DOL website at dol.wa.gov.
Find a Licensed Washington Surveyor
Our directory lists licensed Washington Professional Land Surveyors organized by county and specialty. Whether you need a boundary survey, elevation certificate, subdivision plat, or ALTA survey, search Washington surveyors to find licensed PLS firms near you.