Detailed Answer — How to arrange a property survey when you co-own land in Nevada
This guide explains practical steps you can take to get a professional survey of land you co-own with a sibling, what to expect from the process, and what to do if your co‑owner disagrees. This is educational information only and not legal advice. If you need legal help, consult a licensed Nevada attorney.
1) Decide what kind of survey you need
Common survey types:
- Boundary survey — identifies property lines and corners.
- ALTA/NSPS survey — comprehensive survey often required for sale, refinance, or title insurance.
- Topographic survey — maps elevations and physical features (useful for building).
- Reconnaissance or research-only — limited research to see whether a full survey is necessary.
2) Gather documents before you contact a surveyor
Collect these items to give the surveyor a head start:
- Deed(s) and the written legal description for the property.
- Title report or title commitment, if available.
- Any prior surveys, plats, or as-built drawings.
- Parcel/tax ID from your county assessor.
- Copies of fence locations, visible markers, or prior monument notes.
3) Hire a licensed Nevada land surveyor
Nevada requires licensed surveyors to perform and certify surveys. Search for a licensed professional and verify credentials under Nevada’s licensing rules (NRS Chapter 625). For chapter information, see: NRS Chapter 625 — Board of Professional Engineers and Land Surveyors.
When you call or request estimates, ask for:
- Scope of work and exactly what type of survey they will produce.
- Whether the final product will include a recorded plat or certificate of survey.
- Estimated timeline and total cost (including travel, research, monument stakes, and recording fees).
- Proof of license and insurance, and references from recent clients.
4) Work with your co‑owner on scope and payment
Because you co‑own the property, ideally both owners agree on scope and cost-sharing. Discuss and document who pays. If both of you agree, the surveyor can proceed and will typically record the survey with the county recorder when finished.
5) What the surveyor does in the field and after
- Title and public record research to reconcile the legal description with prior plats and monuments.
- Field work to locate monuments, fences, and relevant physical features.
- Staking or setting permanent monuments if requested and allowed.
- Preparation of a survey map/plat or certificate of survey and a written report of findings.
- Recording the survey/plat with the county recorder if required or requested.
6) If your sibling refuses to cooperate
Options when a co‑owner refuses to agree to a survey:
- Try negotiation or mediation to reach agreement on scope and payment.
- If you both want to formalize line locations, consider a written boundary line agreement if you can reach terms; having a survey attached helps.
- If your co‑owner blocks access or refuses any cooperation, you may need a court action — commonly a partition action — to resolve ownership, divide the land, or force a sale. Nevada law includes procedures for partition actions; see NRS Chapter 40 — Partition. A court can order a survey, appoint commissioners or referees to view and divide the property, or order sale of the property.
If litigation is possible, consult a Nevada attorney experienced in real property or quiet title/partition actions. Court proceedings have costs and can take months or longer.
7) Typical timeline and cost (Nevada)
Costs vary by parcel size, terrain, research needs, and survey type. Typical ranges:
- Simple boundary survey for a small residential lot: a few hundred to low thousands of dollars.
- ALTA/NSPS survey or large rural parcel: several thousand dollars or more.
Turnaround: research plus fieldwork often takes 1–4 weeks for routine jobs. Complex surveys or waiting for access can add time.
8) Practical tips about access and monuments
- If the property is locked or your sibling denies access, do not trespass. Ask the surveyor for alternatives (using adjoining public records, corners that are accessible) or seek legal help to obtain access.
- If you find old monuments, photograph and share them with the surveyor. A professional will determine whether they control the boundary.
- Record the final survey or plat with your county recorder so it becomes part of the public record.
9) When to contact an attorney
Talk with a Nevada real property attorney if any of the following apply:
- Your co‑owner refuses access or refuses to pay for an agreed survey.
- You suspect adverse possession, boundary disputes, overlapping deeds, or title defects.
- You need to file a partition or quiet title action in court.
Useful Nevada resources
- Nevada Revised Statutes, Board of Professional Engineers and Land Surveyors (licensing): NRS Chapter 625.
- Nevada Revised Statutes, partition actions: NRS Chapter 40.
- Nevada State Board of Professional Engineers and Land Surveyors (for license verification and guidance): nvbpels.org.
Summary
Start by deciding the survey type, gather legal documents, and try to cooperate with your sibling about scope and payment. Hire a licensed Nevada land surveyor (see NRS Chapter 625) and ask for a recorded plat or certificate of survey. If your co‑owner refuses to cooperate, consider mediation or, if necessary, a partition action under Nevada law (see NRS Chapter 40). For disputes that could lead to court, consult a Nevada real property attorney.
Helpful Hints
- Get at least two written estimates from licensed surveyors; compare scope not just price.
- Ask the surveyor whether they will record the survey with the county recorder and what that recording will look like.
- Keep all communications with your sibling in writing when discussing payment or access.
- If you anticipate a sale or refinance, ask whether you need an ALTA survey instead of a basic boundary survey.
- Record the final survey plat with the county recorder so the location of lines becomes public record.
- If a dispute is likely, document physical evidence (photos, dated notes) but avoid entering property unlawfully.
Disclaimer: This is general information about Nevada real property surveys. It is not legal advice. For advice that applies to your situation, consult a licensed Nevada attorney.