What does a Land Surveyor do?

Surveyors do many different types of work.  They measure and record land, air and water spaces.  Their highly accurate information is used to prepare deeds, leases and other legal documents.  They create and prepare plats of residential and commercial lots for orderly development.   Surveyors provide elevation and location control stakes for large and small construction projects, such as highways, buildings and parking lots.  Specific types of surveys are listed below.

BOUNDARY SURVEY

A survey of the property boundary according to the description in the recorded deed. Interior improvements such as: buildings, drives, etc., are not located. Any improvements along the boundary affecting the use of or title to the property are located, such as: fences, drives, utilities, buildings, sheds, streets, etc. Missing corner markers are replaced. A map showing the boundaries and improvements along the boundaries is prepared.

LOCATION SURVEY

A boundary survey including the location of all the interior improvements. Missing corner markers are replaced. A map showing the boundaries and improvements is prepared. This type of survey may be required for the acquisition of a loan.

TOPOGRAPHIC SURVEY

A survey locating all improvements and topographic features such as: elevations of the land, embankments, contours, trees, watercourses, roads, ditches, utilities, etc. This survey can be used in conjunction with a Location Survey in order to prepare a Site Design Map, a Subdivision Map, or an Erosion Control Plan.

SITE PLANNING SURVEY

This survey uses a boundary and topographic survey as a base to design future improvements. It can be a design for a house, a residential subdivision, a store, a shopping center, a new street or highway, a playground, or anything else. 

SUBDIVISION SURVEY

This often includes a topographic survey of a parcel of land, which will be divided into two or more smaller tracts, lots or estate division. This can also be used for site design of lots, streets and drainage. It is for construction and recording.

CONSTRUCTION SURVEY

Using surveying techniques to stake out buildings, roads, walls, utilities, etc. This includes: horizontal and vertical grading, slope staking, and final as-built surveys.

ALTA/ACSM  SURVEY

This survey is a very detailed survey often required by lending institutions. The request for this survey must be in writing and be accompanied by all of the deeds and easements affecting the subject property, as well as the deeds to adjoining properties. A list of items to be located as noted in the ALTA/ACSM publication can also be included.

ACCIDENT  PLAT

A land surveyor may be called on by an attorney to investigate and  prepare drawings which will aid a jury in viewing facts pertaining to an accident or some other litigable matter.  The surveyor may then be called upon to give expert testimony as to the content of their drawings.

Why would I need a Land Surveyor?

You will probably require the services of a land surveyor only a few times during your life, unless your business involves land use in some way. The need usually arises when you buy a house, a lot, or a larger tract of land. If you are a Lawyer, Engineer, Architect, Realtor, Developer, or work for a utility company or any state or local government agency, then you will probably need the services of a Professional Land Surveyor many times.  For the average person you may need a survey when buying a house or vacation property, or when adding new additions or garages to existing properties.

Before title to land is conveyed, it is desirable to have an adequate description of the property for the deed, including an accurate determination of the acreage. It is also important to know if there are any physical features or title overlaps which might constitute encroachments or, in some other way adversely affect the title to the land. Only an up to-date survey, by a Professional Land Surveyor, can give you this information.

Before land is improved by constructing drives, fences, walls or buildings, it is desirable to know the location of the property corners and boundaries. Using the services of a Professional Land Surveyor, for staking and grading the locations of the improvements, avoids encroachments upon adjoining property and possible litigation at a later date. It also insures the improvements will be constructed according to the design plans.

Before land is partitioned by will or by Court Order, a survey of the land is needed. In the case of a will, the boundary of the property as well as the improvements, such as buildings, roads and drives, on the property need to be located. When the land is divided, the heirs can easily decide on the location of the new dividing lines. Also, before the Court can establish a disputed boundary line it needs an accurate survey of the land. The Professional Land Surveyor can provide the necessary maps.

When a question arises as to the location of a boundary line between you and your neighbor, the first thing you need to do is get an accurate boundary survey. When the survey is completed, the Professional Land Surveyor can explain the location of the boundary line. In some cases, the surveyor can help solve the problem between you and your neighbor; at other times, the surveyor will appear in court as an expert witness on your behalf.

How much does a land survey cost?