What Garris Land Surveying Does and When You Need Them

Garris Land Surveying provides boundary surveys, topographic maps, and property line documentation for residential and commercial projects across South Carolina

Garris Land Surveying is a licensed surveying firm that establishes where property lines actually sit on the ground—work that matters when you're buying land, building, or settling a boundary dispute. They produce the official documents that show a property's dimensions, elevation changes, and where structures can legally go. This is different from a real estate appraisal; a surveyor measures and maps the physical reality of the land itself.

The firm operates in South Carolina and handles the kinds of surveys most property owners encounter: residential lot surveys before purchase or construction, commercial site plans for development, and boundary clarifications when neighbors disagree about where one property ends and another begins. They also produce topographic surveys that show elevation and terrain, which matters for drainage, foundation planning, and site design.

Key Takeaways

• Garris Land Surveying produces boundary surveys and property documentation that establish where your land actually begins and ends.
• A survey is typically required before construction, during a property purchase, or when a boundary question arises between neighbors.
• Topographic surveys from the firm show elevation and terrain features, which builders and engineers use for site planning.
• Survey costs vary based on property size, complexity, and how much existing documentation is available.

When you need a boundary survey

A boundary survey becomes necessary at several common points. Before you buy land or a house, a survey confirms that the property you're purchasing matches the description in the deed and that no structures cross the actual line. Before you build—whether a fence, shed, addition, or new house—your contractor or local building department often requires a survey to prove the project stays within your property and meets setback requirements (the distance a structure must sit back from the property line).

If a neighbor's fence, driveway, or building appears to cross into your land, or if you want to build something close to the boundary, a survey settles the question with official documentation. Title insurance companies sometimes require a survey before they'll insure a property, particularly if the deed description is old or unclear. Garris can produce the survey that satisfies these requirements.

What a topographic survey shows

A topographic survey maps the shape and elevation of the land itself—the hills, valleys, drainage patterns, and existing features like trees, utilities, and structures. This is essential information for builders, engineers, and architects who need to understand how water will flow across the site, where a foundation will sit, or how to design access roads and parking areas.

For residential projects, a topo survey helps a builder understand grading and drainage before construction begins, which can prevent costly problems later. For commercial development, it's often a required part of the site plan that goes to the city or county for review. Garris produces these surveys at a scale and level of detail appropriate to the project's needs.

How the survey process works

The process begins with a phone call or email describing your property and what you need. Garris will ask about the property size, location, what the survey is for, and whether you have a deed or existing survey. They'll provide a cost estimate based on that information.

Once you've agreed to move forward, a licensed surveyor visits the property with equipment to measure distances, angles, and elevations. They locate existing property corners (often marked by old monuments or pins) and establish new ones if needed. They also note existing structures, utilities, and terrain features. Back in the office, they compile the measurements into a formal survey document—a map drawn to scale with all dimensions, bearings, and legal descriptions clearly marked.

The finished survey is a legal document that can be recorded with your county register of deeds if needed. The timeline typically runs from a few days to a couple of weeks, depending on property complexity and how busy the firm is.

What affects survey cost

Survey fees depend on several factors: the size of the property, how many corners need to be located or set, whether the terrain is simple or complex, and how much existing documentation is available. A small residential lot in town costs less than a large rural parcel with unclear boundaries or difficult terrain. If the property has been surveyed before and records exist, the cost may be lower than starting from scratch.

Garris can give you a specific quote once they understand your property and what you need. It's worth calling multiple surveying firms in your area to compare, since pricing varies. Some firms charge by the hour, others by the project; some have minimum fees for small properties.

How a survey protects you

A current, accurate survey prevents expensive mistakes. It stops you from building a fence or addition that violates setback rules or crosses into a neighbor's land—violations that can force you to tear down what you've built and pay damages. It confirms that the property you're buying is actually the size and shape described in the deed. It provides documentation if a boundary dispute ever reaches a lawyer or court.

For lenders and title insurance companies, a survey reduces their risk, which is why they sometimes require one. For your own peace of mind, knowing exactly where your property lines sit is worth the cost, especially if you're planning construction or a significant investment in the land.

Finding Garris Land Surveying

Garris Land Surveying operates in South Carolina and can be reached by phone or email to discuss your project. You can also ask for a referral from your real estate agent, attorney, contractor, or local building department—they work with surveyors regularly and can point you toward firms they trust.

When you contact them, have your property address, deed, or parcel number ready. Be clear about what you need the survey for—that helps them understand the scope and give you an accurate quote. If you're working with a contractor or engineer, they may have a preferred surveyor or specific requirements for how the survey should be formatted.

Frequently Asked Questions

How long does a survey take?

The fieldwork—the actual visit to measure your property—usually takes a few hours to a full day depending on size and complexity. The finished document typically takes a few days to two weeks from the time the surveyor leaves your property, depending on how busy the firm is and how complex the survey is.

Do I need a survey if I'm just buying a house in town?

Not always required, but many lenders and title insurance companies ask for one, especially if the property hasn't been surveyed recently or if the deed description is vague. Your real estate agent or lender can tell you whether one is needed for your specific purchase.

What's the difference between a survey and a property appraisal?

A surveyor measures the land and establishes property lines. An appraiser estimates the property's market value based on comparable sales and condition. You need both for a mortgage, but they're completely different services.

Can I use an old survey instead of getting a new one?

Sometimes, if the old survey is recent and accurate and nothing has changed on the property. But if you're buying, building, or settling a dispute, a current survey is usually safer. Garris can review an old survey and tell you whether it's still reliable for your purpose.

What if the survey finds that my neighbor's fence is on my land?

You'll have documentation of the encroachment, which you can use to negotiate with your neighbor or, if necessary, provide to an attorney. Many neighbors work out a solution once the facts are clear. The survey gives you the facts.