Detailed Answer

This article explains how to arrange a land survey for property you co-own with a sibling under Georgia law and practical local practice. It assumes you and your sibling are joint owners and starting from zero legal knowledge. This is educational information only and not legal advice.

Step 1 — Confirm ownership and gather records

Before you hire anyone, collect the documents that describe the property. Look for:

The deed(s) that show how title is held (joint tenants, tenants in common, etc.).
The legal description in the deed (metes and bounds, lot and block, or tax parcel ID).
Any prior surveys, plats, subdivision maps, or mortgage/legal documents that reference easements or encumbrances.
Parcel maps or GIS layers from your county tax assessor or GIS website.

Step 2 — Talk with your co‑owner (your sibling)

Discuss the survey goals and payment. A boundary survey usually resolves questions about where the boundary lines are. An ALTA/NSPS survey is more detailed for commercial or lending purposes. If you both agree who will hire and pay, the process is simpler. If you disagree, read the “If you cannot agree” section below.

Step 3 — Choose the right type of survey

Common survey types:

Boundary survey: Locates property corners and boundary lines from deeds and recorded plats.
Improvement survey: Shows structures and their relation to boundaries.
ALTA/NSPS land title survey: Very detailed; often required by title insurers or lenders.

Tell the surveyor the purpose (ownership clarification, sale, construction, fence location, title insurance). That affects scope and cost.

Step 4 — Hire a licensed Georgia land surveyor

Georgia law requires that land surveys be prepared by a registered/licensed land surveyor. You can find licensed surveyors through the Georgia Secretary of State professional licensing pages. The Secretary of State handles professional licensing information for surveyors in Georgia: https://sos.ga.gov/index.php/licensing. You may also get referrals from title companies, local real estate attorneys, or your county property appraiser.

When you contact a surveyor, ask for:

References and proof of Georgia registration.
Examples of similar surveys in your county.
A written estimate that shows scope, assumptions, what is included (research, field work, monumentation, plat), and an estimated timeline.

Step 5 — Survey process and access

What the surveyor typically does:

Research chain of title, recorded plats, and prior surveys at the county recorder/registrar.
Visit the property to find monuments, markers, fences, and improvements.
Measure, compute, set monuments if needed, and prepare a survey drawing or plat.

Surveyors need access to the property. If a co‑owner refuses access, a surveyor can still do some research and boundary work from public evidence, but complete field work may require consent or a court order in contentious situations.

Step 6 — Review, approve, and record the survey

When you receive the final survey/plat, review it carefully. Important items include corner monuments, bearings/distances in the legal description, encroachments, easements, and improvements. Record the survey/plat in the county office where deeds and plats are recorded (typically the Clerk of Superior Court or county recording office). Recording puts the public on notice of the survey results.

If you cannot agree with your sibling about the survey

If one co‑owner refuses to cooperate, your options include:

Try mediation or a lawyer‑assisted negotiation to reach a boundary agreement.
Enter a formal written boundary line agreement (both must sign and then record it). A recorded agreement can be enforced against future owners if drafted properly.
If the dispute concerns ownership or division of the property, consider a partition action in the Georgia Superior Court. A court can order the property divided or sold and the proceeds divided. Partition procedures are handled in Superior Court where the property is located.

Because these options affect legal rights, consider consulting a lawyer experienced in Georgia real property law if talks break down.

Georgia statutory and professional resources

Georgia’s laws on property and related court procedures are in the Georgia Code (Title 44 covers Property). You can search the Georgia Code here: https://www.legis.ga.gov/georgia-code. For information about professional licensing and to confirm a surveyor’s registration, visit the Georgia Secretary of State licensing pages: https://sos.ga.gov/index.php/licensing.

Typical costs and timeline (estimates)

Costs vary by property size, terrain, complexity, and county. Rough estimates:

Simple residential boundary survey: a few hundred to a few thousand dollars.
ALTA/NSPS survey: commonly higher because of title research and certification requirements.
Turnaround time: anywhere from a few days (small, simple jobs) to several weeks for larger or research‑heavy surveys.

Ask the surveyor for a written fee estimate and a timeline before work begins.

What to bring to the surveyor or keep on file

Deed(s) and legal description.
Existing surveys, plats, or recent title commitment if you have one.
Tax parcel ID and county parcel map or GIS printout.
Any written easement, HOA, or subdivision restrictions.

Helpful Hints

Communicate early and openly with your sibling. Agreeing on scope and payment avoids many problems.
Hire a licensed Georgia land surveyor. License verification and complaints are available through the Georgia Secretary of State licensing pages: https://sos.ga.gov/index.php/licensing.
Ask for a written contract and scope of work. Make sure property access, monuments, and recording are spelled out.
Record the final survey/plat with the county recording office to give public notice.
If you expect to sell or refinance, consider an ALTA/NSPS survey so that lenders and title insurers have the detail they require.
If your sibling refuses access or disputes the boundary, consider mediation before litigation. If litigation becomes necessary, a Georgia real property attorney can advise about partition actions and boundary suits in Superior Court.

Disclaimer: This information is for educational purposes only and does not constitute legal advice. It is not a substitute for advice from a licensed attorney in Georgia or from a licensed Georgia land surveyor. Laws change over time; consult a qualified professional for guidance specific to your situation.