Buying a home in Broad Ripple comes with charm, walkability, and older urban lots that do not always play by modern rules. If you are eyeing a garage addition off an alley or planning a fence, a few feet can make a big difference. A proper survey can confirm where the property begins and ends, what easements cross it, and whether any improvements encroach on neighboring land. In this guide, you will learn the survey types, why they matter in Broad Ripple, how lenders, title companies, and the city interact with them, and exactly how to order and read one with confidence. Let’s dive in.
What a home survey is
A home survey is a map prepared by a licensed surveyor that documents the legal boundaries of a property and what sits on or across those lines. It typically shows lot dimensions, corners and monuments, visible improvements, and recorded easements or rights-of-way. For city neighborhoods like Broad Ripple, this clarity helps you avoid surprises tied to alleys, older plats, and narrow lots. The right survey also helps your title company and lender clear or limit title exceptions.
Survey types and when to order
Different survey types answer different questions. Choosing the right one can save time, money, and future headaches.
Boundary survey
A boundary survey establishes and monuments the legal property lines and corners based on recorded deeds and physical evidence. You will receive a plan showing bearings and distances, monuments found or set, and a surveyor’s certification.
Use this when you need to locate corners for fencing, settle a boundary question, or confirm lot lines before improvements. In Broad Ripple, where monuments can be missing or obscured by landscaping, a boundary survey can prevent disputes and guide accurate placement.
Location or site survey
A location, sometimes called a mortgage, plot, or site survey, shows where improvements like the house, driveway, decks, and sheds sit relative to property lines and setbacks. You will get a scaled site plan with distances from improvements to the boundaries.
Use this for mortgage closings, basic due diligence, and permit applications that require a site plan. This is common for single-family purchases. In Broad Ripple, it helps verify setback compliance before you plan additions or accessory structures.
ALTA/NSPS Land Title Survey
An ALTA/NSPS survey is the highest-detail option designed to satisfy lender and title insurer needs. It incorporates a standardized checklist, shows physical improvements, recorded easements, rights-of-way, and other requested items, and ties directly to a current title commitment. It is typically more expensive and takes longer than basic surveys.
Use this when your lender or title company requires it, when you need specific title endorsements, or when complex easements, alleys, or access issues are involved. In Broad Ripple, an ALTA/NSPS survey can be helpful if you face complicated alley rights, historic plat layers, or anticipated renovation financing. Remember, it must be ordered with an active title commitment so the surveyor can address exceptions.
Why surveys matter in Broad Ripple
Broad Ripple is an older neighborhood with historic plats, narrow lots, and lots of alleys and easements. These features bring character but also complexity.
- Alleys and rear access. Alleys may be public rights-of-way, privately maintained, or partially vacated. This can affect access, trash pickup, and parking pad or garage placement.
- Recorded easements. Utility, drainage, and access easements can limit where you build additions, run a driveway, or set a shed.
- Encroachments and past work. Fences, garages, decks, and porches built decades ago might cross a line or sit within an easement.
- Missing or altered monuments. Corner markers can be lost, moved, or buried. Finding original corners may require more research and fieldwork.
- Subdivision and plat differences. Historic plats, lot-line adjustments, or vacated streets can complicate legal descriptions and title continuity.
- Setbacks and nonconforming structures. Some homes do not meet current setback rules. If you plan improvements, verify what is permitted and whether a variance could be necessary.
- Drainage and grades. Older plats and infill can create stormwater flow issues. A survey and local records can reveal drainage easements that affect your design.
These issues matter because they can change how you use the property, increase costs, or delay plans. A proper survey helps identify risks early so you can address them during your inspection and title review.
Title, lenders, and the city
Surveys do more than show lines on a page. They help lenders and title companies assess and insure risk, and they support city permitting.
- Title companies. Title commitments often include standard exceptions for rights-of-way, easements, and unrecorded matters. A current survey can help remove or limit exceptions. Some title companies accept recent existing surveys; others require a new location or ALTA survey. Ask the title officer what they need for the specific property.
- Lenders. Requirements vary. For typical single-family loans, lenders may accept a location survey or use a survey affidavit process. If there are concerns like encroachments or unusual collateral risks, a more detailed survey may be required.
- City of Indianapolis. Building permits, fence permits, and many improvement permits often require a site plan or survey showing setbacks and existing improvements. Alley vacations or right-of-way changes follow formal processes that can include public notice and hearings, and they may require a survey or plat.
If you need to verify records, work with your title company and surveyor to review the recorded deeds, plats, and easements from the Marion County Recorder, consult the city’s parcel and planning tools, and confirm setback rules through the local permitting departments.
How to order a survey
Getting the right survey at the right time keeps your purchase and plans on track.
- Decide on type. Coordinate with your lender and title company to confirm whether you need a boundary, location/site, or ALTA/NSPS survey.
- Hire a licensed Indiana surveyor. Look for experience in Marion County and familiarity with Broad Ripple’s alleys and historic plats.
- Allow for research and fieldwork. The surveyor will review recorded documents, search for monuments, measure improvements, and draft the map.
- Expect professional deliverables. You should receive a signed and sealed survey map with notes, certification, and digital copies.
Timeline and cost
- Timing. A typical urban residential survey takes about 1 to 3 weeks, depending on workload and complexity. ALTA/NSPS surveys usually take longer because they involve a title commitment and more coordination.
- Cost. Pricing depends on lot size, complexity, access, missing monuments, and the survey type. Urban lots can be cost-effective due to size, but missing corners or heavy research can add fees. ALTA/NSPS surveys cost more due to expanded scope.
- Get quotes. Request written estimates from 2 to 3 licensed surveyors and confirm exactly what is included.
How to choose a surveyor
- Verify licensing in Indiana and ask about Marion County experience.
- Request references and sample survey deliverables.
- Confirm who performs fieldwork and who drafts the map.
- Ask about monument reestablishment and whether corners will be physically set.
- Confirm the surveyor will coordinate directly with your title company and lender if needed.
What to request in writing
- The survey type, scope, and deliverable format, including a sealed copy and digital PDF.
- A statement that the survey includes certification to your title company and lender if required.
- The timeline for completion and a cost breakdown, including optional services like corner staking or legal description drafting.
Read your survey like a pro
When the survey arrives, review it carefully with your agent, surveyor, and title team.
- Legal description. Confirm it matches the deed or the title commitment.
- Corners and monuments. Look for a clear depiction of corners, with notes if monuments were not found and were set.
- Easements and rights-of-way. Recorded easements should be shown with references. Pay close attention to utility and drainage corridors and any alleys.
- Improvement setbacks. Check the measured distances from the home, garages, decks, and driveways to property lines.
- Encroachments and overlaps. Note any fences, porches, or other features that cross lines or sit within easements.
- Certification and seal. Ensure the map is signed and sealed by an Indiana-licensed surveyor.
Smart contract and timing tips
A few early steps can prevent last-minute surprises and keep your schedule intact.
- Ask the seller for a recent survey early and have your surveyor or title company review it for adequacy.
- Include a survey contingency or language that allows you to obtain a new survey and object to material issues.
- Confirm with your lender and title company which survey type they will accept before ordering.
- If you plan near-term improvements, order the survey during your inspection period to clarify setbacks and easements.
Common Broad Ripple scenarios
Broad Ripple’s older urban fabric brings familiar patterns. Here is how a survey can help in practical terms.
- Rear garage off an alley. A location survey can confirm the garage’s setback and whether the alley is a public right-of-way. If you plan to rebuild, you will know where the line is and what the city may require.
- Fence replacement on narrow lots. A boundary survey can reestablish corners where markers were lost to landscaping. This helps you avoid crossing into a neighbor’s yard or an easement.
- Addition or ADU planning. A location or ALTA/NSPS survey can surface drainage or utility easements that limit a planned addition. Knowing this early lets you redesign or seek permits efficiently.
- Title exceptions for old plats. An ALTA/NSPS survey, tied to a current title commitment, can address recorded exceptions and help your title company issue the endorsements your lender wants.
Next steps
If Broad Ripple is calling and you want to plan a fence, garage, or addition with confidence, start by aligning your lender and title company on the right survey type. Engage a licensed Indiana surveyor with local experience, build a realistic timeline into your contract, and review the finished map closely for easements, setbacks, and encroachments.
When you are ready, connect with a team that understands Broad Ripple’s alleys, historic plats, and permitting processes. We will coordinate the right steps and keep your goals at the center of the plan. Reach out to Haven Homes Real Estate Co. for a conversation about your purchase and your next move.
FAQs
What is the difference between a boundary and a location survey?
- A boundary survey sets and documents the legal property lines and corners, while a location survey shows where existing improvements sit relative to those lines and setbacks.
Do Broad Ripple lenders always require a survey to close?
- No. Requirements vary. Many single-family loans accept a location survey or a lender affidavit, but complex situations or risks can trigger a request for more detail.
How long does a residential survey take in Marion County?
- Typical urban residential surveys take about 1 to 3 weeks, while ALTA/NSPS surveys usually take longer due to title coordination and added scope.
What if my survey finds an encroachment or limiting easement?
- Discuss options with your surveyor, title company, and the permitting office. You might redesign improvements, seek a variance, or negotiate with neighboring owners as appropriate.
Who pays for the survey in an Indianapolis purchase?
- It is negotiable in the purchase contract. Many buyers choose to pay for the survey that fits their diligence and improvement plans.
When should I order an ALTA/NSPS survey for a house?
- Consider it if your lender or title company requires it, if you need to remove or limit survey exceptions, or if alleys and easements create complex access or title questions.
