Ever been told you need a plat of survey and wondered what it actually means for your Downers Grove purchase? You are not alone. This simple document can protect your title, speed up permits, and save you from surprise boundary or floodplain issues after closing. In this guide, you will learn what a plat of survey shows, why it matters in Downers Grove, how to get one, and how to read it so you can buy with confidence. Let’s dive in.
What a plat of survey is
A plat of survey is a scaled drawing certified by an Illinois licensed land surveyor that shows a property’s legal boundaries and key features. For residential buyers, it confirms where the lot lines are and how structures sit on the lot.
You will hear a few related terms:
- Boundary or residential plat of survey. This is the common type for home purchases. It shows property lines, dimensions, buildings, driveways, patios, decks, pools, fences, and distances from structures to the lot lines. It may note easements and encroachments.
- ALTA/NSPS survey. This is more detailed and follows national standards for title and lenders. It is usually reserved for commercial properties or complex residential deals where a title company requires it.
- Elevation certificate or flood-elevation survey. If a property is in a mapped flood zone, this report helps with flood insurance and building compliance.
A solid residential plat of survey typically includes:
- Legal description, scale, north arrow, survey date, and any revisions
- Surveyor’s stamp, signature, and Illinois license number
- Bearings and distances on all boundary lines (metes and bounds)
- Locations and sizes of structures and hardscape, with setback distances
- Recorded easements, rights of way, and any visible utilities
- Monuments found or set, plus notes on missing monuments
- Flood zone notes or FEMA map panel references if applicable
Why buyers in Downers Grove should care
A current, accurate survey can make or break a smooth closing and can shape what you can build later.
- Title and lender requirements. Lenders and title companies often need a recent survey or a survey-related endorsement to issue mortgage and title insurance. If there is no acceptable survey, you may face delays or added exceptions at closing.
- Permits and improvements. The Village of Downers Grove typically reviews setbacks and easements during permit review for decks, fences, sheds, additions, pools, and more. A stamped survey is commonly required to apply and to confirm that existing or planned improvements comply.
- Encroachments and boundary disputes. In established DuPage County neighborhoods, fences, garages, driveways, or sheds sometimes cross lot lines or sit in easements. A survey reveals these issues early so you can negotiate solutions before you buy.
- Floodplain and stormwater. Parts of DuPage County lie within regulated floodplains or drainage easements. A survey, and when needed an elevation certificate, helps you determine flood insurance needs and building restrictions.
How to get a plat of survey
Follow this sequence to stay on track and avoid last-minute surprises.
Ask the seller for an existing survey. Sellers sometimes have a recent stamped survey. Share it with your agent, attorney, or title officer for review.
Check with the title company. Ask if they will accept the seller’s survey or require a new one or an endorsement. Acceptance often depends on the survey’s age, quality, and scope.
If needed, order a new survey early. Hire an Illinois licensed land surveyor, ideally one familiar with DuPage County practices. For most home purchases, a boundary or residential plat is sufficient. Only opt for an ALTA/NSPS survey if your lender or title company requires it or the property is complex.
Plan for timing. Simple residential plats can take several days to a few weeks, depending on lot complexity and the surveyor’s workload. Order early so any issues can be addressed well before closing.
How to read and use your survey
Once you receive the survey, review it with your agent, attorney, or title officer.
Look for:
- Lot lines and bearings. Confirm boundaries match the legal description.
- Setbacks and structure distances. Check how the home, garage, deck, or patio sit relative to lot lines.
- Easements and rights of way. Note utility and drainage easements that can limit where you place new structures.
- Encroachments. Watch for fences, driveways, or corners of buildings that cross lines or sit in easements.
- Monuments and notes. Pay attention to missing monuments or any discrepancies the surveyor reports.
- Flood information. Review any flood zone notes or FEMA panel references.
Plan improvements with confidence
Use the survey to test your plans against setbacks and easements before you design or apply for permits in Downers Grove. This simple step can prevent redesigns or denied applications.
Common issues and how to handle them
Survey findings are common and manageable when you address them early.
- Encroachments. If a fence, garage, or driveway crosses a line, you can negotiate removal or relocation, request a boundary or encroachment agreement, seek a price adjustment, or explore title coverage options with the title company.
- Recorded easements. Utility or drainage easements may restrict building in certain areas. These remain after closing unless formally vacated by the proper authority.
- Missing or disturbed monuments. The surveyor may need to re-establish corners, which can add time and cost. Expect clear notes on methodology.
- Floodplain or drainage constraints. If the lot is within a mapped flood zone, get full documentation and, if needed, an elevation certificate. Flood insurance or mitigation rules may apply.
- Title exceptions and endorsements. Title companies may insert exceptions for items not shown or may require specific endorsements. Review these with your title officer or attorney so you understand your remaining risk.
- Zoning and variances. Some older improvements are legal but nonconforming. Confirm whether work was permitted, and consult Downers Grove zoning staff as needed.
Costs, timing, and who pays
- Cost. Fees vary by lot size, shape, and complexity. Get multiple written quotes from licensed Illinois surveyors that spell out scope and turnaround time.
- Who pays. It is negotiable. Sellers often provide an existing survey if they have one. Buyers commonly pay for a new survey when a lender or title company requires it or when they want up-to-date verification.
- Turnaround. Many residential plats arrive within days to a few weeks. Complex sites or boundary re-establishment can take longer.
Buyer checklist: what your survey should include
Use this quick checklist to confirm your plat of survey is complete and useful.
- Surveyor’s Illinois license stamp, signature, date, and contact information
- Property legal description and parcel identification number
- Scale and north arrow
- Bearings and distances for all lot lines, with monuments found or set
- Building and improvement locations with distances to property lines
- Recorded easements and rights of way clearly shown
- Notes on encroachments and any missing monuments
- Flood zone or FEMA panel notation, when applicable
- Notes on any discrepancies between records and field evidence
- Certification language stating scope and the party for whom the survey was prepared
When to consider a higher-level survey
- ALTA/NSPS survey. If your lender or title company requires it, or if the site and title are complex.
- Elevation certificate. If the property is in a mapped floodplain and you need insurance or need to establish elevations for permitting.
- Boundary re-establishment or litigation survey. If there is an active dispute or the corners need to be formally reset.
Local resources to consult
The following offices and tools can help you verify records and plan improvements:
- Village of Downers Grove Planning and Building for permit needs and zoning guidance
- DuPage County Recorder of Deeds for recorded easements and subdivision plats
- DuPage County GIS or Parcel Viewer for parcel boundaries, flood layers, and zoning overlays
- DuPage County Stormwater Management for drainage and floodplain information
- FEMA Flood Map Service Center for official flood maps
- Illinois Department of Financial and Professional Regulation to verify a surveyor’s license
- National and professional standards bodies such as ALTA and NSPS for survey standards
Ready to buy in Downers Grove?
A clear, recent plat of survey helps you close smoothly, plan smart improvements, and avoid costly surprises. If you want step-by-step guidance and local insight as you shop in Downers Grove, our team is here to help you move with confidence. Reach out to Angela Walker Homes to start your purchase plan today.
FAQs
What is the difference between a plat of survey and a subdivision plat?
- A plat of survey maps one property’s exact boundaries and improvements, while a subdivision plat lays out multiple lots and streets for an entire subdivision.
Do I need a new survey if the seller has one?
- It depends on your title company and lender; they may accept a recent, clear survey or require a new one or a specific endorsement.
How long does a residential survey take in Downers Grove?
- Many plats are completed in several days to a few weeks; complex lots or missing monuments can extend timelines.
What if the survey shows an encroachment or easement I did not expect?
- You can negotiate remediation, seek agreements or easements, adjust price, or consult the title company about coverage before closing.
Will my lender or title company require a survey?
- Often yes; they may require a recent survey or a survey-related endorsement to issue mortgage and title insurance.
Who should I hire to do the survey in Illinois?
- Hire an Illinois licensed land surveyor and verify their license status through the state’s licensing authority.
How do I use my survey for Downers Grove permits?
- Submit the stamped survey with your permit application and show proposed work with setbacks to confirm compliance before building.
