An older commercial site can look like a bargain. The building is dated, the lot is big and the location is good. Then the survey shows an easement across the best corner of the lot, and the redevelopment plan no longer fits.

A due diligence survey is a survey ordered before a purchase or project to check what a property really includes. It shows boundaries, buildings, easements, utilities and other site features. This article is written for developers and buyers, and it also helps lenders, title companies and engineers. The main takeaway is to order the survey early and compare it to your plans before you commit money.

Reviewing Older Survey Records Before Redevelopment Planning

Start by collecting every older survey, plat and site plan you can find. Old records give the surveyor a head start. They also show how the property has changed over time.

Do not treat an old survey as current. It may not show buildings, paving or utility work added since it was drawn. Boundary methods and map standards have also changed over the years, so an older drawing may not match today’s work.

Ask the seller, the title company and the city for records. Useful items include:

• Prior surveys and recorded plats
• The title commitment and recorded documents
• Older site plans and building permits
• Utility maps from service providers

Las Vegas has grown fast since the mid 1900s. Many older commercial parcels along the Strip corridor, Fremont Street and other older areas have been split, combined or re-platted over time. That history can leave gaps or conflicts in the records, so a surveyor needs time to sort them out.

Confirming Boundaries, Easements, and Existing Site Rights

A boundary survey finds and marks the true property lines. On an older site, this is the first check. If the lines are wrong, everything drawn on top of them is wrong too.

An easement is a recorded right that lets someone else use part of your property. Common examples are utility, drainage, access and sewer easements. A building cannot usually be placed on top of an easement, but the terms and the easement holder decide what is allowed.

Existing site rights matter too. Older commercial sites may share driveways, parking or access with neighbors. Those rights may come from recorded agreements, and they can affect how a new project is laid out.

Your surveyor reads the title commitment and plots the recorded items on the map. Your attorney reviews what each item means. Ask both to look for shared access, cross-parking and any rights that reach beyond your lot.

Rights of way are worth a close look. Roads in Clark County and the City of Las Vegas may have been widened over time. Confirm whether any part of the lot is already set aside for public use.

Documenting Buildings, Pavement, Utilities, and Site Improvements

The survey should show what is on the ground today. That includes buildings, walls, curbs, paving, signs, light poles and drainage features. It gives the design team a true starting point.

Utilities deserve extra care on an older site. Water, sewer, storm drain, gas, electric and telecom lines may have been added, moved or abandoned over the years. The surveyor maps visible items such as manholes and valves and shows any locate marks or records provided. Call 811 before any digging so utility owners can mark their lines.

Drainage matters in the desert. It is dry most of the year, but heavy summer storms can send water fast across pavement. Note where water flows now, since a redevelopment may need to handle it differently. Some sites also sit in mapped flood zones, so check the FEMA map and confirm rules with the local flood control agency.

A topographic survey adds ground heights to the drawing. It helps engineers plan grading, parking and drainage.

If the buyer’s lender or title company asks for an ALTA/NSPS land title survey, it combines many of these items in one drawing. The need varies by lender, title company and project scope.

Comparing Current Conditions With Historic Property Information

Once the survey is done, compare it against the older records. This is where surprises often appear. A fence may sit off the line. A building may reach into an easement. A driveway may cross onto a neighbor’s lot.

Check these items side by side:

• The legal description in the deed and title commitment
• The lot size and lines on the survey
• Recorded easements and where they fall
• Buildings and paving compared to old site plans
• Any differences between the old survey and the new one

Look at zoning and permits too. A building may have been legal when it was built but no longer match current rules. Ask the City of Las Vegas or Clark County what applies to your parcel. Do not assume old approvals carry forward.

Title companies may add exceptions to the policy based on the survey. Some can be cleared, and others may stay. Ask early what your title company will need.

Using Survey Findings to Reduce Redevelopment Risk

A due diligence survey helps you price the deal with real facts. It shows how much of the lot can be built on and where the limits are. It can also show costs that are easy to miss, such as utility moves or extra paving repairs.

Use the survey to decide next steps:

• Ask the seller to clear or fix title and boundary issues
• Change the site plan to avoid easements
• Adjust the price or closing date
• Order more work, such as a topographic or utility survey
• Walk away, if the contract allows

Some issues need an attorney. Others may need approval from the city or a neighbor. Do not guess at what a finding means for your project.