Why Licensing Matters When Hiring a Surveyor
In Tennessee, only a licensed Professional Land Surveyor (PLS) may legally perform boundary surveys, set property corners, and certify survey plats. This is not a technicality. An unlicensed person's survey has no legal standing. A plat prepared without a professional seal cannot be recorded at the county Register of Deeds, cannot be used in court, and will not satisfy a lender or title company.
Tennessee's licensing requirements for land surveyors are codified in Title 62, Chapter 18 of the Tennessee Code. The Tennessee State Board of Examiners for Land Surveyors administers the licensing process, sets continuing education requirements, and handles complaints against licensees.
Hiring a Licensed Surveyor
In this state, only a licensed Professional Land Surveyor can certify a survey. The Tennessee State Board of Examiners for Land Surveyors maintains the official registry of licensed professionals. Use the directory as a starting point, then confirm the responsible surveyor's current license before hiring. Tennessee law requires surveyors to maintain their license and meet continuing education requirements for renewal.
Where to Find Licensed Tennessee Surveyors
Online Directories
The fastest starting point is a directory that focuses specifically on licensed land surveyors. The land surveyor directory lists Tennessee surveyors organized by county, which is useful because local surveyors know your county's deed records, parcel history, and terrain better than out-of-area firms.
The State Board's Licensee List
The Tennessee State Board of Examiners for Land Surveyors publishes a list of all active licensees. This is a detailed resource if you want to see every licensed firm in your county.
County Register of Deeds
The staff at your county's Register of Deeds office often knows which local survey firms do the most work in the county. They see the plats that come through for recording and can tell you which surveyors are active in the area. This is an informal approach, but often yields good local leads.
Referrals from Real Estate Professionals
Real estate attorneys, title companies, and real estate agents who work in your county frequently refer clients to surveyors they have worked with before. These referrals come with informal quality vetting.
What Questions Should I Ask Before Hiring?
Once you have a list of candidates, call at least three and ask these questions before accepting a quote:
- Are you licensed in Tennessee? Ask for the license number and verify it yourself.
- Do you regularly survey in [your county]? Local experience with county records matters.
- What does your quote include? Confirm whether corner monuments, a signed plat, and deed research are included or billed separately.
- Will the plat be recorded at the county Register of Deeds? Recording is not always automatic. Some property owners want a recorded plat; others do not. Clarify this upfront.
- What is your estimated turnaround time? Get a specific answer. “A few weeks” is not specific enough if you are working toward a closing date or permit deadline.
- Have you surveyed parcels adjacent to mine before? If a neighboring parcel was surveyed recently, the surveyor already has some of the field work done, which can reduce your cost.
Red Flags to Watch For
Not every surveying firm operates at the same standard. Here are signs that a firm may not be the right choice:
- No physical address or Tennessee phone number. Out-of-state firms that parachute into Tennessee markets sometimes lack familiarity with local records systems and terrain.
- Quote significantly lower than all others. An unusually low quote may mean the surveyor plans to skip steps, such as deed research, monument setting, or a properly drawn plat. Ask what is excluded.
- No mention of a professional seal or plat. If someone offers to “stake your corners” without producing a sealed plat, you are likely not dealing with a licensed surveyor doing a legally valid survey.
- No license number provided on request. A licensed professional has no reason to hesitate when asked for their license number.
- Pressure to commit without a written scope. Always get the scope of work and price in writing before any work begins.
What to Expect During and After the Survey
Before the Field Visit
The surveyor will review your deed and any prior surveys on record at the county Register of Deeds. This research phase can take several hours to a full day for properties with complex histories. You do not need to be present for this work.
The Field Visit
A survey crew (usually one to three people) will visit your property to locate existing monuments, set new ones as needed, and take measurements. They will reference nearby benchmarks and established control points. The visit typically takes one to two days for a standard residential parcel.
You do not need to be present during the field visit, but many property owners prefer to meet the crew briefly at the start to walk the general boundary area.
The Final Plat
After field work, the surveyor drafts the plat and applies their professional seal and signature. Tennessee law requires this seal for the document to be valid. The plat should include all boundary lines, corner monuments, bearings, distances, and a legal description. You will receive a physical or digital copy of the signed plat.
Recording
If you want the survey officially recorded, the plat goes to the county Register of Deeds for filing. Recording creates a public record that other surveyors, title companies, and future buyers can find. There is a small recording fee, typically $10 to $25 per page depending on the county.
Getting Started
Tennessee has licensed surveyors working in every county, from rural West Tennessee to the mountain counties of the east. Finding the right one means verifying their license, asking the right questions, and getting quotes from at least three firms in your area. The land surveyor directory is a good starting point for finding licensed professionals organized by county across the state.