Harrison Property Survey Basics for Homebuyers

Thinking about buying in Harrison, especially near Chickamauga Lake, and wondering where the real property lines actually are? You are not alone. Between shoreline rules, flood zones, and older legal descriptions, a survey can be the difference between smooth closing and post-move headaches. In this guide, you will learn what a survey includes, which type you need, local lake and floodplain factors, costs and timing, and smart contract language to protect your purchase. Let’s dive in.

What a property survey shows

A property survey is a professionally prepared drawing that maps your parcel’s boundaries and key features. It is created in the field and sealed by a Tennessee-licensed land surveyor. On a typical residential survey, you will see:

• Property corners and monumentation the surveyor found or set
• Bearings and distances for each boundary line and a legal description
• The location of visible improvements like the house, driveway, decks, fences, pools, and sheds
• Recorded easements, rights-of-way, and utility lines shown graphically
• Notes on encroachments, overlaps, or missing monuments
• A certification block with the surveyor’s seal and date

If your lender or title company needs a standardized product, they may ask for an ALTA/NSPS Land Title Survey. It is more detailed and follows national standards.

Survey types for homebuyers

Boundary survey

Establishes the exact boundary lines by locating corners and monuments. It is the go-to survey for most purchases, fences, and new construction planning.

Improvement or location survey

Shows existing structures in relation to property lines and easements. Helpful to check setbacks and potential encroachments.

ALTA/NSPS Land Title Survey

A comprehensive, standardized survey often used when lenders or title insurers need more detail or the title history is complex.

Topographic survey

Shows contours and elevations for grading, drainage, septic design, or construction.

Mortgage or lender survey

A limited-scope survey ordered to satisfy a lender’s requirements. The scope varies and may not address all issues buyers care about.

Why surveys matter in Harrison

Lakefront and shoreline rules

Many Harrison homes sit on or near Chickamauga Lake along the Tennessee River system. Shoreline areas may have additional layers of regulation, and lake authorities can hold shoreline easements or oversee docks and boathouses. Ask your surveyor to note the waterline and any referenced benchmark. The position of the waterline or a mean high-water line can affect where you place structures or docks.

Floodplain and drainage

Properties near the lake may fall within FEMA-designated flood zones. A survey that shows flood zone lines, finished floor elevation, or a separate Elevation Certificate can help with insurance decisions and may be required by a lender. Hamilton County’s floodplain and zoning rules should be reviewed before you plan improvements.

Septic systems and setbacks

Many lake-area lots use septic systems. Knowing the septic tank and field locations and the required separation from wells, structures, and the water is essential. These setbacks can limit additions, outbuildings, and pool placement.

Access and private roads

Some lake properties rely on private roads or deeded access easements. Your survey should confirm legal access and show any shared road or maintenance agreements referenced in the title documents.

Plat vs. metes-and-bounds

Older lake parcels often use metes-and-bounds descriptions that can be irregular or ambiguous. Platted subdivision lots tend to be more straightforward. A current boundary survey clarifies the usable footprint either way.

What to show on a lakefront survey

For Harrison lake-area homes, ask your surveyor to include:

• Structures, docks, and seawalls with distances to property lines and the waterline
• Recorded easements, including any utility, access, or reservoir-related shoreline easements
• Septic and well locations with distances to the lake and to structures
• FEMA flood zones and any available Base Flood Elevation data or Elevation Certificate
• Visible encroachments like neighbor fences, driveways, or sheds
• Notations tied to title exceptions so you can coordinate with the title company

Timeline and cost in Hamilton County

Survey timing depends on scope, terrain, and research. Typical expectations:

• Simple boundary or improvement survey: about 1 to 3 weeks from order to sealed copy, sometimes longer if fieldwork or research is delayed
• ALTA/NSPS or topo surveys, or projects needing agency coordination: several weeks to 2 months

Costs vary by lot size, lakefront complexity, tree cover, and title research. General ballparks for residential work:

• Small suburban boundary or improvement survey: roughly $400 to $1,200
• Larger acreage or lakefront lots with complex research: $1,000 to $3,000 or more
• ALTA/NSPS or detailed topo surveys: $1,500 to $5,000 or more

Local quotes from Hamilton County surveyors will give you the most accurate figures.

How to hire a surveyor

Ask these questions before you order:

• Are you licensed in Tennessee, and do you carry professional liability insurance?
• Will you recover or set monuments as needed?
• Do you have recent experience with Harrison or Hamilton County lakefront parcels?
• Can you show FEMA flood zones and provide an Elevation Certificate if needed?
• What deliverables will I receive? Request a sealed PDF, any required paper originals, and the legal description used.
• What coordinate system do you use, and can you provide CAD files if my architect or engineer needs them?

Red flags and your options

Encroachments

Examples include a neighbor’s fence, driveway, deck, or shed crossing the line. You can negotiate removal, pursue a boundary line agreement, accept the condition with potential title insurance exceptions, or walk away if it materially affects your use.

Easements

Utility or access easements can limit where you build or place a driveway. Confirm exact locations on the survey, seek remedies if needed, or adjust price and plans.

Deed versus real-world use

Irregular metes-and-bounds descriptions can conflict with visible improvements. Options include a boundary line agreement, quiet title action, or re-negotiation.

Unpermitted improvements

Docks, sheds, and additions may not match permitting records. You can require the seller to address permits or violations, negotiate a credit or escrow, or reconsider the purchase.

Floodplain and elevation issues

If the lowest floor is below the Base Flood Elevation, insurance can be costly and lenders may require certain steps. Get an Elevation Certificate, explore mitigation or different financing, or rework your offer terms.

Septic and well setbacks

A survey can reveal that a planned addition or pool conflicts with septic or well setbacks. You may need to redesign plans or select a different property.

Title insurance interplay

Title commitments often list exceptions for easements shown on the survey. Providing a recent survey early can help your title company clarify exceptions and explore endorsements.

When to order and contract tips

For Harrison purchases, especially lakefront, prioritize the survey early. Consider adding clear terms in your offer so you have time to review findings. Examples you can tailor with your agent and closing team:

• Buyer shall have 7 to 14 business days from acceptance to obtain and review a professional boundary or improvement survey at Buyer’s expense. If the survey reveals material encroachments, boundary disputes, or recorded easements that materially affect the property’s use, Buyer may terminate and receive a refund of earnest money.
• Seller to provide any existing surveys and known survey monuments on the property.

Buyer checklist

Use this quick checklist to stay on track:

• Ask the seller for any existing surveys and the date completed.
• Order a boundary or improvement survey early, especially if the home is lakefront or includes docks or shoreline work.
• Confirm your surveyor is Tennessee-licensed and experienced with Hamilton County parcels.
• Request the survey show easements, FEMA flood zone lines and BFE if available, septic and well locations, and distances to the water.
• Share the survey promptly with your lender and title company.
• If issues appear, review options with your agent and closing team, including seller cure, price credits, or adjustments to your plans.
• For any docks or shoreline work, contact the appropriate lake authority and county permitting to confirm status and restrictions.

Next steps

A current, detailed survey is one of the smartest investments you can make before finalizing your Harrison purchase. It protects your budget, your plans, and your peace of mind, especially around Chickamauga Lake where shoreline rules, flood zones, and septic systems can affect how you use the property.

If you are weighing a survey or need local referrals, reach out to Deonne Taylor. You will get friendly, hometown guidance and a clear plan for ordering the right survey, reviewing results, and moving forward with confidence.

FAQs

What does a property survey include in Harrison?

• A sealed drawing with boundary lines, corners, legal description, visible improvements, recorded easements, notes on encroachments, and a surveyor’s certification.

Do lenders require a survey for Harrison homes?

• Many lenders and title companies want confirmation the property matches the deed; some require a recent boundary or ALTA/NSPS survey depending on risk and coverage needs.

How long does a residential survey take in Hamilton County?

• Simple boundary or improvement surveys often take 1 to 3 weeks, while ALTA/NSPS or topo surveys can take several weeks to 2 months depending on scope.

How much does a survey cost near Harrison?

• Small-lot boundary surveys typically run about $400 to $1,200, while larger or lakefront properties can range from $1,000 to $3,000 or more; detailed ALTA/topo work can be $1,500 to $5,000 or more.

Do I need a survey for a dock on Chickamauga Lake?

• Yes, you should confirm property lines, shoreline easements, and allowable dock types; lake authorities may regulate docks and require permits.

What if a neighbor’s fence crosses my boundary?

• Your options include negotiating removal, using a boundary line agreement, accepting the condition with title exceptions, or walking away if it is a material issue.

How do flood zones affect my purchase and insurance?

• If the home is in a FEMA flood zone, an Elevation Certificate and survey flood data can impact insurance costs and lender requirements, and may guide any mitigation steps.