A property survey is one of the most underrated but influential documents in a real-estate closing. In Staten Island and Brooklyn, where lot lines are tight and older homes have been extended for decades, the survey often dictates whether a deal moves forward smoothly or hits a legal roadblock.

Here’s what buyers need to understand.

What a Survey Reveals

A standard land survey shows:

• Lot boundaries and dimensions

• Home footprint and extensions

• Fences, sheds and accessory structures

• Encroachments from neighbors

• Easements, right-of-ways and shared driveways

• Setbacks and zoning-related measurements

Any mismatch between what is on the survey and what exists on site can slow or stop your closing.

How Surveys Impact Closing

• Encroachments delay title clearance. If a neighbor’s fence or addition crosses your lot line, attorneys must negotiate an agreement or correction.

• Setback violations can jeopardize financing. Banks may not lend if the structure violates zoning rules.

• Updated surveys may be required. If the seller’s survey is too old or inaccurate, a new one may be ordered, delaying closing.

• Shared driveways must match recorded easements. If not, lenders and attorneys may halt the process.

What Buyers Should Do

• Review the survey early in attorney review.

• Compare it to the physical property - entrances, fences, additions.

• Ask whether any encroachments have prior agreements.

• Anticipate delays if a correction, updated survey or title clarification is required.

In the 103xx and 11209 / 11214 / 11228 markets, surveys are often the silent deciding factor behind whether a closing stays on time. Knowing how to read one gives you a real advantage.

—

Joseph Ranola | Five-Star Staten Island & South Brooklyn Realtor® (30 + Google reviews)
Associate Broker · Matias Real Estate | Founder · Bridge & Boro Team
Serving 103xx and 11209 / 11214 / 11228 | $25 M + closed volume
📞 917-716-1496 | ranolarealestate.com