Last verified: October 2026
A survey report looks official, so most buyers treat it as proof. That trust is exactly what fake surveyors use. On 7 May 2026 the Land Surveyors Board (LSB) issued a public notice warning landowners and buyers about people posing as professional surveyors. The Board says some of them take payment and disappear, and others hand over inaccurate or incomplete work that later causes boundary disputes and holds up transactions.
Checking takes about ten minutes, and it is cheaper than redoing a survey. Here is how I would do it.
Before you start: ask for the surveyor’s full name and practising number first, before you talk about price or dates.
Who is allowed to do survey work
The LSB notice says that under the Survey Act (Cap. 299) only three groups may undertake and certify survey work: duly licensed surveyors, Approved Survey Assistants working under their supervision, and authorised government surveyors. The work covers measuring and fixing boundaries, preparing plans and maps, and processing survey data.
Anyone else doing it is practising unlawfully. The Board says penalties include fines, imprisonment or both, and that they also reach licensed surveyors who let unqualified people work under their name.
How to check a licensed land surveyor in ten minutes
- Get the name and practising number. A real surveyor gives both without fuss. A photo of a certificate on WhatsApp is not proof by itself.
- Look them up on the LSB register. The Board has an online register at lsb.go.ke. Check that the person is registered and also that their annual practising status is current.
- Match the person to the paperwork. The name on the register should match the name and number on the quote, the contract and the stamp on the plan.
- Ask who will actually be on site. If a licensed surveyor is supervising Approved Survey Assistants, that is allowed. If you never meet the licensed person, ask why.
- Check the firm too. A letterhead or a social media page proves nothing. The register is the source.
Why the plan matters later
A survey plan for a title or a boundary has to be checked and approved by Survey of Kenya before it can be used for registration. A plan from someone who is not licensed can be rejected there, and you would pay a second time to have a licensed surveyor redo the work, usually after weeks of delay.
Not every measurement needs a licence. Engineering or construction surveys can be done by others. Anything tied to boundaries, subdivisions, amalgamations or a title is different, and for those I would only use a surveyor I have checked on the register. If you want to know what a good job looks like, read what to expect from a licensed surveyor.
Red flags
A quote far below what other surveyors charge. One law firm that advises on this puts a standard plot at roughly Ksh 10,000 to Ksh 80,000 and multi-acre subdivisions much higher, and it is one firm’s estimate, not an official tariff. Get three quotes and ask what each includes: transport, search fees, map acquisition, beacons and return visits. Registry fees are paid on top.
Another is reluctance to give a practising number, or irritation when you say you will confirm it with the Board. A third is any suggestion that you can skip the survey and use the seller’s old one. Read how deed plans and registry index maps work before you accept a plan someone hands you.
Watch out for: a survey the seller arranged
If the seller brings the surveyor, the surveyor is working for the seller. Pick your own from the register and pay them yourself. This guide is general information, not legal advice.
Frequently asked questions
How do I confirm a land surveyor is licensed in Kenya?
Ask for their practising number and check it on the Land Surveyors Board register at lsb.go.ke. Confirm both their registration and their current annual practising status.
Who can legally sign a survey plan?
Under the Survey Act, licensed surveyors, Approved Survey Assistants working under their supervision, and authorised government surveyors may undertake and certify survey work.
What happens if I hire an unlicensed surveyor?
The risks the Board lists include rejected survey records, invalid land transactions, delayed approvals, financial loss and long court battles. In practice you may have to pay a licensed surveyor to redo the work.
What does a land survey cost in Kenya?
There is no single official price. One law firm that advises on land puts a standard plot at roughly Ksh 10,000 to Ksh 80,000, with larger subdivisions costing much more. Get three written quotes and ask what each covers.
Can I use the seller’s existing survey?
Only if you verify it. Ask for the deed plan, check the surveyor on the register, and have your own licensed surveyor confirm the beacons on the ground before you pay.
Where do I report a fake surveyor?
Report to the Land Surveyors Board and to the police, and keep your receipts and messages. Our guide on where to report a land dispute lists other routes.
See also: What to Expect From a Licensed Surveyor in Kenya, Deed Plans and Registry Index Maps in Kenya, How to Spot a Fake Title Deed in Kenya, 6 Land Scams in Kenya to Watch For.
Sources: Kenyans.co.ke on the LSB notice, The Star on the LSB warning, Kraido Advocates on hiring a surveyor.
Paul researched Kenya’s land verification process in depth to build this guide, drawing on Ardhisasa’s official documentation and Kenya’s land registration regulations. Questions or corrections: admin@landtitlehub.co.ke.