Buying a home in Midland and wondering if you really need a property survey? You are not alone. Surveys can feel technical, but they protect you from costly surprises like encroachments, setback issues, and shoreline complications. In this guide, you will learn the key survey types, when to order one, how surveys work in Ontario, and local Midland factors that can affect your purchase. Let’s dive in.

What a property survey shows

A property survey confirms where your buildings and improvements sit relative to the legal boundaries of the lot. It helps you see if anything crosses a line, violates a setback, or sits on an easement. This is the document your lawyer and lender often rely on to verify compliance.

The most common document in a resale purchase is a Real Property Report, sometimes called a real property survey. It is prepared or endorsed by a licensed Ontario Land Surveyor and typically shows buildings, decks, sheds, fences, driveways, visible encroachments, easements, and setback measurements.

Older or “existing” surveys can be useful, but they may not reflect changes like additions, grading, or shoreline movement. If anything has changed since the survey date, consider an update.

Survey types in Ontario

Real Property Report (RPR)

An RPR is a site plan that shows structures and improvements relative to lot lines. It helps confirm zoning and setback compliance and flags encroachments or easements. This is the go-to document for most resale homes.

Registered Reference Plan (RP)

A reference plan is registered in the land registry and legally describes parcel boundaries. It shows lot lines, bearings, and dimensions. It may not show buildings, but it is critical for severances, subdivisions, and some condominium descriptions.

Boundary or topographic survey

A boundary survey establishes exact boundary line locations, often needed for new builds, additions, or if there is uncertainty about lot lines. A topographic survey adds elevation data to support design and drainage planning.

Condominium and legacy plans

A condominium survey defines unit and common element boundaries. Legacy plans attached to title can help, but they can be outdated. Confirm whether the physical features still match what is shown.

Ontario legal basics you should know

Only a licensed Ontario Land Surveyor can prepare legal surveys and certify RPRs and registered plans. Ontario uses Land Titles and Registry systems, and many Midland properties are recorded in the provincial system you can search through the province’s online portal. You can review registered plans and instruments in the province’s OnLand registry to understand how a parcel is legally described and what easements exist. For searches, visit the Ontario land registration site via the Ontario OnLand registry.

Land Titles gives you a government guarantee of title, but it does not confirm where the house, deck, or dock sits on the lot. Title insurance is common in Ontario and may satisfy some lender requirements, but it is not always a substitute for a current survey. Policies can exclude or limit coverage for location-based issues or zoning compliance, so discuss the details with your lawyer before you rely on policy terms alone.

Explore the Ontario OnLand land registry

Midland and Simcoe specific factors

Waterfront and shoreline realities

Midland sits on Georgian Bay, so many buyers consider waterfront or near-water properties. Shorelines often involve shore road allowances, high-water mark questions, and the placement of docks, boathouses, or seawalls. Do not assume the water’s edge is private. Confirm title details, municipal records, and any shoreline approvals tied to the lot.

Shoreline work usually requires permits from the relevant conservation authority or other approvals. If a previous owner added or removed shoreline structures, your survey and municipal file review can help you confirm whether approvals exist.

Zoning and setbacks

A survey is the best way to verify whether structures meet Town of Midland zoning rules for setbacks, accessory buildings, and lot coverage. If a survey reveals non-compliance, you may face conditions, variances, or modifications. Knowing this before you waive conditions can save time and stress.

Easements and older lot fabric

Utility easements, shared driveways, and rights-of-way are common and can affect how you use the property. Older areas of Midland may also have lost or moved lot markers, which increases the chance you need a fresh boundary survey to confirm lines.

Do you need a survey?

You should strongly consider a survey if you are buying vacant land or waterfront property, planning a major renovation, or if you see fences or improvements that do not seem to align with lot lines. A lender may require a current RPR, or your lawyer may recommend one if there are uncertainties or restrictions on title.

You can sometimes rely on the seller’s existing RPR if a licensed Ontario Land Surveyor prepared it and nothing has changed since the date on the plan. If the survey is old or there have been additions or landscaping changes, order an update.

There is no fixed expiry date for surveys. A plan that is more than a few years old should be rechecked if anything on or near the property has changed, including shoreline conditions.

How to get and review a survey

Early due diligence

• Ask the seller, through your agent, for any Real Property Report, reference plan, or other survey documents, and note the dates.
• Request building permit and property file records from the Town of Midland, and ask about shoreline approvals if the lot touches water.
• Have your lawyer review title for easements, rights-of-way, or shore road allowances.

Order a survey when needed

• If there is no current RPR on file or if the property has changed since the last survey, order a new RPR or a boundary confirmation.
• For vacant land, waterfront, or construction plans, a full boundary survey or reference plan may be appropriate.
• Engage a licensed Ontario Land Surveyor. Ask whether you need an RPR, boundary survey, or RP and request a written quote and timeline.

Coordinate with lender and lawyer

• Confirm whether your lender will accept title insurance or requires a survey or mortgage inspection certificate.
• Ensure your lawyer is ready to review the survey and advise on solutions such as easements, permission letters, or other remedies if issues appear.

What to review on the plan

• Look for encroachments by or onto neighboring properties, including fences, sheds, decks, and driveways.
• Confirm easements or rights-of-way and how they affect access or future plans.
• Check municipal setbacks and lot coverage. Note septic and well locations if applicable.
• Verify property pins or monuments. Missing or moved markers may require re-establishment.

Costs, timing, and deliverables

Most surveys take 1 to 4 weeks, depending on property type, season, and complexity. Waterfront and rural lots can take longer because of shoreline delineation and access conditions. Request estimates in writing and build survey timing into your offer conditions.

Factors that increase cost and time include larger or irregular lots, waterfront boundaries, dense tree cover, re-establishing lost pins, in-depth registry research, preparing and registering a reference plan, and seasonal access hurdles. A straightforward urban RPR can be relatively quick, while a full boundary survey for a waterfront parcel usually takes more planning.

Deliverables vary by scope. An RPR will show improvements and measurements against boundaries. A boundary survey will confirm exact lines and may include monuments. A reference plan will legally describe the parcel for registration.

Red flags to watch for in Midland

• Major encroachments that are hard to fix, like a structure crossing the lot line.
• Unresolved shore road allowances or Crown or municipal ownership issues that affect access to Georgian Bay.
• Easements that limit the access or development you intend.
• Survey-confirmed zoning non-compliance that could require costly fixes or a formal variance.
• No clear, certified survey when you plan to build or when buying vacant land.

Smart next steps

A survey is one of the best tools you have to protect your investment, especially with waterfront or older Midland properties. Start early, coordinate with your lender and lawyer, and work with a licensed Ontario Land Surveyor to get the right plan for your situation. If you want a clear plan for due diligence and a smooth path to closing, let’s talk about your goals and timeline.

Have questions about a specific Midland property or a waterfront purchase in Simcoe County? Connect with Kimberly Schroeder at eXp Realty, Brokerage for data-driven, local guidance from offer to close.

FAQs

Do I need a property survey to buy a home in Midland?

• You should consider one if the property is waterfront, vacant, has visible boundary uncertainty or additions, or if your lender or lawyer recommends it based on title or compliance checks.

What is the difference between title insurance and a survey in Ontario?

• Title insurance can cover many title defects but often excludes or limits location-based issues; a survey shows where improvements sit relative to legal boundaries and is key for setbacks and encroachments.

How long does a survey take in Simcoe County?

• Expect 1 to 4 weeks depending on property type, season, and complexity; waterfront or rural lots can require more time, so build this into your offer timeline.

Can I rely on the seller’s old survey?

• You can if it was prepared by a licensed Ontario Land Surveyor and nothing has changed on the property since; if there were additions or grading changes, order an update.

What should I look for on a Real Property Report?

• Check for encroachments, easements or rights-of-way, municipal setback compliance, location of septic or well if applicable, and whether property pins are present and accurate.

What are shore road allowances on Georgian Bay properties?

• They are strips of land along the shoreline that may remain municipal or Crown-owned; confirm title, permits, and boundaries before assuming private control of the water’s edge.