The difference between an ILC and a survey in real estate is crucial for home buyers and sellers in Colorado Springs, where property boundaries and improvements can impact transactions amid our hilly terrain and growing suburbs. An Improvement Location Certificate (ILC) is a limited certification showing approximate locations of structures and improvements relative to boundaries, while a survey is a detailed, legal measurement of the land. Understanding this helps avoid disputes in areas like Mountain Shadows, Peyton, or up in the mountains where lot sizes and history vary.
What is an ILC? An ILC is a cost-effective tool (typically $800–$1,500) used in most residential deals. It’s not a full survey but certifies that improvements like homes, fences, or driveways comply with setbacks and don’t encroach. In Colorado Springs, ILCs are less common for existing homes but in Manitou Springs, Crystal Park, Black Forest and Teller County, ILCs are more common in order to satisfy lender requirements, per state regulations on certain properties. They’re quicker (1–2 weeks) but less precise—no new monuments are set. Even if not required by a title company or lender, an ILC can be an affordable way for a new home buyer to ensure everything is accurate and there are no boundary disputes before purchasing.
What is a Survey? A survey (starting at $1,000+) provides exact boundary lines, easements, and topography using on-site measurements. Types include boundary surveys or ALTA surveys for commercial/complex properties. In our market, surveys are essential for new builds, subdivisions, or disputes—e.g., in wooded Black Forest areas where boundaries might shift due to erosion.
Key Differences and When to Use Each
- Accuracy & Scope: ILCs are approximate (no legal liability for errors); surveys are precise and defensible in court.
- Cost & Time: ILCs are cheaper/faster; surveys are thorough but pricier/longer.
- Local Application: In Colorado Springs, ILCs suffice for most resales, but surveys are required for title insurance on raw land or additions. With our military relocations, buyers near bases like Schriever often opt for previously used ILCs to speed closings.
For Colorado-specific advice, visit the Land Title has a great resource here: When does a Title company typically require a survey or ILC?
Navigating these in your transaction? Call, text, or visit thebaconpartners.com/contact for expert advice.
Want more information on the current market? Check out my article here: Colorado Springs Real Estate Market: 2026 Trends and Insights.
I’m Andrew Bacon, a Top Colorado Springs Real Estate Broker in Colorado Springs. I take care of my clients as family and aim to provide them with the necessary information and tools to navigate the complex markets in Colorado and around the US.
As a member of the Pikes Peak & Denver Metro Association of Realtors, I enjoy staying aware of current cultural trends and economic drivers.Check back regularly for new articles on all things real estate along Colorado’s Front Range.
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