Are you trying to decide whether you need an ILC or a full survey for a Denver home purchase? You are not alone. It is a common question that can affect your budget, timeline, title insurance, and peace of mind. In this guide, you will learn the clear differences, when lenders or title companies might require one over the other, typical costs and timing, and how neighborhood age changes your risk. Let’s dive in.
ILC vs full survey: plain-English definitions
Improvement Location Certificate (ILC)
An ILC is a document prepared by a licensed Colorado land surveyor that shows where visible improvements sit in relation to the recorded property lines. It is designed to be faster and lower cost than a full survey. An ILC often notes visible encroachments and setbacks and includes important disclaimers that limit liability. It does not establish the exact legal boundary for all purposes.
Full boundary or ALTA/NSPS survey
A full survey determines the legal property boundaries, identifies and monuments corners, reviews title documents and easements, and produces a certified map. If a lender or title insurer needs national standards, the survey follows ALTA/NSPS requirements. Courts and title insurers rely on a full survey when boundary certainty is needed.
Key differences that affect your closing
- Purpose: ILCs provide a snapshot of improvement locations relative to recorded lines. Full surveys establish legal boundaries and document easements and monuments.
- Legal certainty: ILCs include disclaimers and do not carry the same legal weight. Full surveys are the standard for boundary disputes and many title endorsements.
- Deliverables: ILCs show improvements and measurements to record lines. Full surveys include monumentation, a sealed map, and a deeper records review.
- Who accepts them: ILCs are often used in residential closings and some permits. Full surveys are required for new construction, lot-line changes, many endorsements, or when a lender or title company needs boundary certainty.
When each is used in Denver
Common uses for an ILC
- Residential purchases when you need a quick picture of where improvements sit relative to the recorded plat and setbacks.
- Early checks for obvious encroachments or setback issues before closing.
- Some permit applications where the city accepts an ILC for simple scopes. Always confirm with Denver Community Planning & Development.
- Situations where the title company and lender are comfortable accepting an ILC for a residential policy.
Common uses for a full survey
- Lender or title insurer requirements to remove standard survey exceptions or to issue certain endorsements. This is common in commercial and sometimes residential files with specific issues.
- New construction, additions, foundation work, subdivisions, and lot-line adjustments where corners need to be set.
- Boundary disputes, adverse possession, or prescriptive easement questions.
- Municipal platting, vacations, or formal easement releases.
Who typically requires what
- Sellers sometimes provide an ILC to keep the process moving. Always confirm acceptability with your lender and title officer.
- Lenders vary. Some accept an ILC for residential loans while others require a certified boundary or ALTA/NSPS survey.
- Title companies may accept an ILC for closing but can still require a full survey to remove survey exceptions or issue endorsements.
- Municipal requirements depend on permit type. Confirm current submittal standards with Denver Community Planning & Development.
Costs and timing in Denver
Typical ranges
- ILCs are usually the lower-cost option for a typical urban residential lot, often a few hundred to about one thousand dollars. Exact pricing varies by property and workload.
- Full residential boundary surveys typically fall in the low thousands for urban lots. ALTA/NSPS surveys or those with added scope, like topographic work, can be higher.
Avoid relying on generic averages. Ask 2 to 3 licensed Colorado surveyors for written scopes and estimates that fit your property and timeline.
What affects price and turnaround
- Lot size, shape, and number of corners.
- Vegetation, fences, structures, or tricky access.
- Title complexity, easement volume, and records research.
- Whether corners must be set on the ground and any staking needs.
- Added deliverables like contours or utility locations.
- Surveyor availability and any rush requests.
Timing
- ILCs can often be completed in days to a week or two.
- Full boundary and ALTA/NSPS surveys commonly take several weeks due to research, coordination, and fieldwork.
Buyer risk by neighborhood age
Older neighborhoods: Berkeley and Platt Park
Historic lots can include irregular lines, lost or moved monuments, and long-standing improvements that may not match recorded boundaries. Fences, porches, or detached garages might encroach over lines. Legacy easements for alleys or utilities can overlap in confusing ways. In these areas, an ILC may flag potential concerns but will not resolve legal boundary questions. A full boundary survey is often the safer path, especially if you plan additions.
Newer plats: Central Park and similar
Recently platted areas tend to have clear recorded plats, recent monumentation, and standardized lot sizes. The risk of historic encroachments is lower, though construction-related encroachments or rare platting mistakes can occur. For routine closings on well-documented lots, an ILC is often adequate unless your lender or title insurer requires more or you plan significant construction.
Title insurance and survey exceptions
Standard title policies include a survey exception for matters that a survey would reveal, such as boundary discrepancies and encroachments. An ILC can reduce uncertainty by highlighting visible issues, but it usually does not remove the survey exception. If you want that exception removed or you need specific survey-related endorsements, title insurers commonly require a full boundary or ALTA/NSPS survey. If removal is important to you, budget and plan for a full survey early.
What to do during your contract
Practical steps
- Ask for existing documents: Request any prior ILCs or surveys with the disclosures and review them before inspection deadlines.
- Read the title commitment: Look for the survey exception and ask the title officer what is needed to remove it or obtain endorsements.
- Add a survey review window: Include a survey or ILC review contingency so you can negotiate if issues arise.
- Coordinate early: Confirm your lender and title requirements at the start to avoid surprises.
- When in doubt, go full survey: For older lots, additions, detached garages, or planned renovations, a boundary or ALTA/NSPS survey reduces downstream risk.
Questions to ask a surveyor
- Are you licensed in Colorado, and will you provide a signed and sealed document?
- Do you offer both ILCs and full surveys, and which do you recommend for this property and why?
- Will you set or stake corners on the ground if needed?
- What title and records research will you perform, and will you coordinate with the title company?
- Do you show utilities or only visible improvements?
- What are the estimated fees and turnaround for both an ILC and a full survey?
- Do you carry professional liability insurance, and what is your liability limit?
Contract and negotiation tips
- Specify ordering and payment: It is common for buyers to order and pay, but this is negotiable.
- Use findings to negotiate: If an ILC reveals encroachments or setback issues, you can request seller repairs, a price credit, or a requirement for a full survey before closing.
- Get endorsements in writing: Ask the title officer which endorsements you will receive and what survey standard they require.
Managing title and endorsements
- Ask exactly which survey standard is needed to remove the survey exception or issue endorsements.
- If a full survey is not feasible before closing, ask about limited endorsements that provide narrower protection, then review exclusions carefully.
- For significant title or survey issues, consult a local real estate attorney before closing.
When a full survey is worth it
- Older properties with additions, detached garages, or fences near lot lines.
- Any known or suspected boundary dispute with a neighbor.
- Plans to subdivide, adjust lot lines, build an ADU, or pour a new foundation.
- When a lender or title company requires removal of the survey exception or specific endorsements.
Your next step
Every property tells a different story. In Berkeley or Platt Park, a full survey can save headaches. In Central Park, an ILC may be enough for a clean recorded plat. If you want help reading your title commitment, coordinating with your lender and title company, and choosing the right survey for your goals, reach out to the Kissel Group. Our team pairs clear education with proven execution so you can close with confidence.
FAQs
What is the difference between an ILC and a full survey?
- An ILC maps visible improvements relative to recorded lines with disclaimers, while a full survey determines legal boundaries, monuments corners, reviews title records, and produces a certified map.
When will a lender or title company require a full survey?
- Requirements vary, but a full survey is often needed to remove the standard survey exception or issue certain endorsements, and sometimes when unique property issues are present.
How much do ILCs and surveys cost in Denver?
- ILCs are generally a few hundred to about one thousand dollars, while full boundary or ALTA/NSPS surveys are typically in the low thousands, with exact quotes based on property complexity and scope.
Do I need a survey for a permit in Denver?
- It depends on the permit type, so you should confirm current requirements with Denver Community Planning & Development before applying.
Should I get a full survey in an older Denver neighborhood?
- Often yes, because older areas like Berkeley or Platt Park have higher chances of irregular boundaries, missing monuments, or encroachments that a full survey can clarify.
