The short answer
A lot survey shows four things: the property lines, the corner markers, the setback lines that limit where a house can sit, and any easements other parties have a right to use. On a Watts Bar Lake homesite at Tennessee National in Loudon, Tennessee, also look for where private ownership ends near the shoreline. A licensed surveyor can walk you through the drawing.
Key facts
- A survey shows property lines, corner markers, setbacks and easements.
- The space inside the setbacks and off the easements is the buildable area.
- Watts Bar Lake is a TVA reservoir. Docks and other shoreline construction need a TVA permit.
- Watts Bar summer pool runs about 740 to 741 feet. The winter minimum is 735 feet.
- Homes at Tennessee National go through design review.
- There is no deadline to build after you buy a homesite at Tennessee National.
The survey is the one document most lot buyers never really read. They see a shape with numbers on it, hand it to the closing attorney and move on. Then the builder walks the lot and says the house cannot go there.
This guide shows how to read a homesite survey at Tennessee National, the private, gated community on Watts Bar Lake in Loudon, Tennessee. Ten minutes with the drawing can save you a redesign.
What does a lot survey show?
A survey is a licensed surveyor's drawing of your lot. Most show these things:
- Property lines, with a direction and a length for each, so the corners can be found on the ground.
- Corner markers. Usually iron pins. Ask to have them flagged before you walk the lot.
- Setback lines. How far a building must stay from each property line. Not every survey draws them, so ask.
- Easements. Strips you own that someone else has a right to use.
- Road frontage and where the lot is entered.
On a homesite near Watts Bar Lake, the survey should also show the shoreline and where land under TVA's control begins. More on that below.
Not all surveys are the same. Ask the surveyor what kind it is, how old it is and what it leaves out.
What is a setback?
A setback is the minimum distance a structure must stay from a property line. Draw the front, side and rear setbacks on the survey and you get a smaller shape inside the lot. That shape is the buildable area, sometimes called the building envelope.
Three things buyers miss:
- Corner lots can have two front setbacks, and wedge-shaped lots narrow quickly. The buildable area can shrink more than you expect.
- Garages, sheds and other outbuildings often have their own setbacks.
- Slope takes space too. The part of the envelope that is too steep to build on does not help you.
Setbacks can come from more than one place: local zoning and the community's own recorded documents. Ask which apply to your homesite and get the distances in writing. Our guide to reviewing HOA documents and CC&Rs covers the community side.
What is an easement?
An easement gives someone else the right to use part of your lot for a specific purpose. You still own the land. You usually cannot put a permanent structure on it.
| Easement | What it is for | What it usually means for you |
|---|---|---|
| Utility | Power, water and communication lines | Lawn and plantings are usually fine. A foundation is not |
| Drainage | Carrying stormwater across the lot | Keep it clear. Do not plan a patio or pool in it |
| Access | Letting someone cross to reach something | Know who, where and why |
| Buffer or conservation | Protecting trees, water or a boundary | Limits on clearing |
| Flowage, on lake lots | The right to raise water onto low land | Limits on what can sit near the water |
Here is the test. Put the house on the survey. Add the driveway, the utility connections and the porch or patio. If all of it fits inside the setbacks and off the easements, you are fine. If not, you need a different footprint or a different lot.
Some easements are only described in the deed or the title work and not drawn. Ask the surveyor to draw them.
What is the TVA line on a Watts Bar Lake survey?
The TVA line is where your private ownership ends and land under TVA's control begins. Watts Bar Lake is a TVA reservoir. On TVA lakes, the land along the shoreline is often owned by TVA or subject to TVA rights. A survey usually shows that boundary as a line at a set elevation.
Why it matters:
- Your lot line may not be the water's edge. On many lake lots you own down to an elevation line, and the strip between that line and the water is TVA's to regulate.
- Shoreline work needs a permit. TVA requires a permit before shoreline construction such as a dock. Whether one is possible at a given homesite is a question for TVA and the land consultant. Ask before you count on it.
- The water moves. Watts Bar's summer pool runs about 740 to 741 feet and the winter minimum is 735 feet. That is about 5 to 6 feet of change, so some bank shows in winter that is under water in July.
If you would rather skip the shoreline paperwork, Tennessee National's marina has 140+ boat slips. See marina and lake life.
What should you ask with the survey in hand?
Bring the drawing and ask these of the land consultant, your builder or your closing attorney.
- Where are the pins? Walk to each corner with the survey in your hand.
- What is the buildable area? Ask for the dimensions after setbacks, not only the lot size.
- What easements cross the lot, and where?
- Where is the TVA line, and what is allowed at the shoreline? This only matters on the water, but there it decides a lot.
- Does my floor plan fit? Have a builder sketch the footprint on the survey before you commit to a plan.
One more layer applies at Tennessee National. Homes go through design review. Setbacks tell you where a house can go. Design review looks at the house itself. Ask for the current design guidelines along with the survey.
Do you need a new survey if one already exists?
Maybe. Ask what survey exists for the homesite and how recent it is. Then ask your title company, your closing attorney and your lender whether they will accept it or want a new one. A surveyor can also re-mark the corners if the pins are hard to find.
The survey is one item on a longer list. The lake lot due diligence checklist has the rest, and making an offer on a lot explains how a survey contingency works.
The honest part
A survey can deliver bad news. The buildable area is smaller than the lot looked. An easement runs where you pictured the patio. The line near the water is farther back than you hoped.
That is the survey doing its job. There is no deadline to build after you buy a homesite at Tennessee National, so you have time to get the design right. The buildable area, though, is set when you buy. Read the drawing first. Pricing is in the info pack.
Frequently asked questions
What is the difference between a setback and an easement?
A setback is a distance a building must stay back from a property line. An easement is a right someone else has to use part of your land, such as a utility company. Both shrink the area where a house can sit, and a survey should show both.
Who do you ask about the TVA line on a Watts Bar Lake lot?
For the TVA line on a Watts Bar Lake lot, start with a licensed surveyor, who can show the line on the ground, and the title company, which can show what is recorded. For what is allowed along the shoreline, including docks, ask TVA directly.
Can you build on an easement?
You usually cannot build anything permanent on an easement. Lawn and plantings are often allowed on a utility easement, but a foundation, pool or patio generally is not. The easement document says what is permitted, so ask the title company or a real estate attorney to explain the easements on your Tennessee National homesite.
Does every Tennessee National homesite come with a survey?
Do not assume a current survey comes with the homesite. Ask the Tennessee National land consultant what survey exists for the homesite you want and how recent it is. Your title company, closing attorney or lender can tell you whether a new survey is needed before closing.
Do homes at Tennessee National need design approval?
Yes. Homes at Tennessee National go through design review. A survey tells you where a house can sit on the homesite. The current design guidelines tell you what the review looks at, so ask for both before you settle on a floor plan.
Facts about Tennessee National come from the community. Lake facts come from TVA. Rules, taxes, loans and insurance change, so confirm anything that affects a purchase with the right office or professional before you buy.