If you’re starting a residential, commercial, or land development project, you’ll likely hear two terms early on:
Survey and Civil Plan.
They’re both crucial to the success of your project—but they serve very different purposes. Knowing the difference can save you time, confusion, and costly mistakes.
In this article, RSP Engineers breaks down what each one includes, who prepares them, and when you need them.
What Is a Survey?
A land survey is a legal document prepared by a licensed surveyor. It maps out the physical and legal boundaries of a property and includes:
Property lines
Lot size and dimensions
Structures, fences, and improvements
Easements and rights-of-way
Topographic features (for topo surveys)
Elevation points and slope (for grading)
Purpose of a Survey:
Confirm ownership and boundaries
Identify easements and encroachments
Support land transactions and title insurance
Provide the base data for design and permitting
Surveys are often required by lenders, city zoning departments, and civil engineers before design work begins.
What Is a Civil Plan?
A civil plan (also called a site plan or engineering plan) is a set of detailed drawings prepared by a licensed civil engineer. It shows how your project will be designed and built on the property.
Civil plans include:
Site layout (building, driveway, parking)
Grading and drainage design
Utility connections (water, sewer, electric)
Stormwater management systems
Erosion control plans
Construction details and notes
Purpose of a Civil Plan:
Guide contractors during site work
Satisfy permitting and code requirements
Ensure proper grading, utility routing, and runoff control
Prevent flooding, erosion, and foundation issues
Civil plans are submitted to your local municipality for permit approval and are critical for construction accuracy.
Key Differences: Survey vs. Civil Plan
Who creates it?
– Survey: Licensed land surveyor
– Civil plan: Licensed civil engineerWhat does it show?
– Survey: What exists on the land today
– Civil plan: What will be built and howWhen is it used?
– Survey: First step in land planning or purchase
– Civil plan: After survey, during design and permittingWhy is it needed?
– Survey: To legally define property and physical conditions
– Civil plan: To guide development and satisfy regulators
Do You Need Both?
Yes—you almost always need both. Civil engineers use survey data to design your site plans. Submitting engineering plans without a survey can result in rejected permits or expensive redesigns.
At RSP Engineers, we coordinate closely with surveyors and architects to ensure your site plans are accurate, efficient, and permit-ready.
Work With a Team That Knows the Full Picture
At RSP Engineers, we help developers, homeowners, and builders streamline the entire site planning process—from reviewing surveys to producing complete civil plan sets.
Whether you’re building a single-family home or managing a commercial project, we’ll make sure your land is ready, your plans are code-compliant, and your project starts right.
