Buying in Perry Park comes with big views and bigger questions about your land. One document can save you time, cost, and stress: a property survey. With hilly terrain, private roads, wells and septic, and a mix of older and newer improvements, you want a clear picture before you close or build. In this guide, you’ll learn what a survey shows, why it matters here, when to order one, which type to choose, timing and cost factors, and what to do if issues pop up. Let’s dive in.

What a survey actually shows

Boundaries and legal description

A survey maps your property lines using physical markers and precise measurements. It references the recorded legal description and often illustrates adjacent parcels for context. Corners are marked with monumentation such as iron pins or concrete monuments.

Easements and rights-of-way

You will see recorded easements for utilities, roads, access, and drainage plotted on the map. The survey notes the recorded instruments that create those rights so you can understand where you can and cannot build.

Improvements and encroachments

Structures like homes, garages, sheds, decks, fences, and driveways are located relative to the property lines. If an improvement crosses a line or sits inside an easement, the survey flags it as an encroachment so you can address it before it becomes a problem.

Topography and slopes (when requested)

A topographic survey shows contour lines, spot elevations, ridgelines, and drainage courses. In Perry Park’s varied terrain, these details help you understand slope steepness, rock outcrops, and usable building pads.

Utilities, wells, and septic

Surveys locate visible utility components such as meters and cleanouts, and may show wells and septic tank/leach fields when visible or documented. This helps you confirm distances to property lines and plan around critical infrastructure.

Floodplain and wetland indicators

When requested, surveyors label FEMA flood zones and note any signs of waterways or potential wetlands. A full wetland delineation is not part of a standard survey and requires separate specialists.

Setbacks and zoning notes (when requested)

Your survey can include computed building setback lines and basic zoning notes when the surveyor is asked to review recorded covenants or local regulations. This gives you a clearer picture of where structures could be placed.

What a survey does not show

A survey is powerful, but it has limits. It does not identify unrecorded or oral easements unless there is clear field evidence. It does not determine legal water rights, mineral ownership, or subsurface conditions like soil suitability. Full environmental or wetland determinations are separate services.

Why surveys matter in Perry Park

Slopes and buildable area

Perry Park is known for ridgelines, ravines, and red rock formations. Topographic contours and spot elevations reveal where a driveway can reasonably run, where a house can sit, and where earthwork could get costly.

Septic systems and wells

Many homes and lots rely on onsite wastewater systems and wells. A survey helps you confirm known locations, check setbacks to property lines and watercourses, and plan for new improvements that respect required separations.

Private roads and access

Access often runs over private roads or shared driveways. Surveys map access easements and rights-of-way so you can confirm legal access and avoid surprises with lending or permitting.

Utility easements

Rural parcels commonly carry utility corridors near lot fronts or along boundaries. Your survey shows these zones so you can avoid placing structures where utilities need clear access.

Encroachments and fences

Older fencing or sheds may not match the actual line. A boundary survey identifies encroachments so you can negotiate a fix, secure an agreement, or plan adjustments.

Drainage and localized flood risk

While far from the coast, ravine and canyon areas can see storm-driven runoff. Surveyed drainage patterns and FEMA labels help you evaluate where water moves during heavy weather.

Covenants and POA considerations

Many neighborhoods here have recorded covenants that limit building location, heights, and use. Pairing your survey with a review of recorded CC&Rs helps ensure your plans align with community standards.

Wildfire and defensible space

Topography and vegetation shown on a topo survey inform defensible space planning and potential mitigation. These insights support safer siting and long-term maintenance.

When to order and which type

Smart timing during a purchase

• Write survey needs into your contract so you have time to review the results.
• Order during due diligence so encroachments or access issues can be negotiated before closing.
• If a seller provides an old survey, verify its age and whether corners are set. Order an update if required by your lender or if conditions have changed.
• Plan a new survey before applying for permits, placing septic, or building new improvements.

Choosing the right survey

• Boundary survey: Establishes corners and shows improvements and encroachments. Works for most home purchases.
• ALTA/NSPS survey: A higher-detail standard often required by lenders or title insurers. Includes more rigorous documentation of easements and conditions.
• Topographic survey: Maps contours, elevations, and surface features. Essential for site design, grading, and septic planning on sloped lots.
• Improvement survey: Focuses on locating existing structures to confirm placement.
• Combined boundary + topo: Common for buyers who plan to build soon after closing.

Who to hire and who pays

• Hire a Colorado-licensed Professional Land Surveyor familiar with Douglas County records and Perry Park terrain.
• Ask for references and a written scope that lists research, monumentation, and deliverables.
• Payment is negotiable. Buyers often pay when a lender requires a current survey, but sellers sometimes provide a recent one to support the sale.

Turnaround and cost drivers

• Standard boundary surveys often deliver within a few weeks after field work begins. Larger, steeper, or heavily wooded parcels can take longer.
• ALTA and topo surveys require more time due to added field work and title research.
• Costs vary based on lot size, shape, number of corners, terrain, vegetation, improvements, access, and the depth of records research. Request written quotes from two or three local firms.

How to read your survey

Start with the basics

• Confirm the legal description matches your contract and title commitment.
• Review bearings, distances, and corner monuments. Ask the surveyor to stake corners if they are not marked.

Check constraints early

• Highlight all recorded easements. Note any that cross preferred building areas or driveways.
• Look for building setback lines if included. If not shown, ask your surveyor or planner to compute them.

Verify improvements and systems

• Compare the mapped locations of the home, garage, decks, fences, and driveways to the property lines and easements.
• Confirm mapped well and septic components when visible or documented. Plan any new work to respect necessary separations.

Study slopes and drainage

• Use contours to understand slope steepness and potential earthwork.
• Note drainage paths and low points where stormwater tends to concentrate.

Quick buyer checklist for Perry Park

• Include a survey contingency in your offer if you need a new boundary or topo.
• Order promptly during due diligence to allow time for negotiation.
• Hire a Colorado-licensed PLS with Douglas County experience.
• Request a combined boundary + topo if you plan to build or add major improvements.
• Compare the survey to your title commitment to confirm easements and access.
• Verify visible well and septic locations and note distances to property lines.
• Review recorded covenants or POA rules with your survey in hand.
• Confirm lender requirements for survey type early.

What to do if issues surface

Encroachments

Common solutions include removal or relocation, negotiating an encroachment agreement or easement, purchasing a strip of land, or a boundary line agreement. Some encroachments affect title insurance, so coordinate with your title company and attorney.

Missing monuments or unclear plats

Surveyors retrace boundaries using recorded documents and remaining evidence. They will set new corners as needed and certify the work in line with Colorado standards.

Easements across your building site

The recorded instrument controls the easement’s use and limits. You may need to shift the building, adjust the driveway, or seek a modification from the easement holder.

Next steps

A survey is more than a map. It is your roadmap to smart siting, clean title, and confident building in Perry Park. If you are weighing which survey you need or want help reading one alongside your title commitment and plans, let’s talk. Connect with Paul Temaat to schedule a local consultation.

FAQs

What does a property survey include for Perry Park buyers?

• A survey maps boundaries, shows recorded easements and visible improvements, and can add topography, flood zone notes, and setback lines when requested.

Do I need a new survey if the seller has an old one?

• You can use it for reference, but age, missing pins, or changed conditions may limit its value. Lenders may require a current survey or an update.

Will a survey tell me if I can install a septic system?

• It shows known septic locations and setbacks, but it does not determine soil suitability or permitability. County onsite wastewater review and testing are separate.

How do easements affect where I can build in Perry Park?

• Easements can restrict structures or require clear access. If an easement crosses your preferred site, you may need to adjust plans or seek permission from the holder.

Who is qualified to complete surveys in Douglas County?

• A Colorado-licensed Professional Land Surveyor prepares and certifies surveys that title companies and local jurisdictions accept.

How long does a survey typically take on a sloped or wooded lot?

• Standard boundary work may complete in a few weeks, while topo or ALTA surveys can take longer due to terrain, vegetation, and added research.

Who usually pays for the survey in a home purchase?

• It varies by deal. Buyers often pay when needed for due diligence or financing, though sellers sometimes provide a recent survey to support the sale.

What are my options if the survey finds an encroachment?

• You can negotiate removal or relocation, obtain an encroachment agreement or easement, purchase additional land, or establish a boundary line agreement.