TYPES OF SURVEYS

BOUNDARY & PHYSICAL SURVEY

This is a survey that shows property lines, corner monumentation and all physical improvements (such as buildings, drives, fences, etc.) located on the property. Existing  records pertaining to the property surveyed and to neighboring properties, such as deeds and recorded plats, are obtained from the county during the research phase of the survey. Based on these existing records, a field crew will travel to the site to make field measurements locating property corners, other boundary evidence and any improvements that have been made to the property. All field measurements are then compiled in the office and checked against the recorded documents covering the property. The findings of the survey are then mapped  or outlined in a Report of Survey. 

ALTA/ACSM SURVEY (American Land Title Association/American Congress on Surveying and Mapping)

This is a survey (typically a boundary and physical survey) that is conducted to a set of standards called “Minimum Standard Detail Requirements” established by ALTA and ACSM. These minimum standards ensure that a survey from any part of the country will be performed to the same level as any other survey. ALTA surveys may be required by lenders for commercial real estate closings. In addition to the minimum data outlined in ALTA survey requirements, other survey data may be requested by the client.  In preparing an ALTA survey, easements and other matters that could affect the property as outlined in the title commitment provided by the title company will be plotted or addressed on the face of the survey.

AS-BUILT SURVEY

These are surveys performed typically on sites where new construction has occurred. An As-Built site survey may be required by lenders for release of funds related to a construction loan or by government agencies prior to release of a Certificate of Occupancy. Similar to a Boundary and Physical Survey, As-Built Surveys show newly constructed improvements relative to site boundary lines.
These surveys often include certain elevation data, such as finished floor elevations, rim and invert elevations of sanitary sewer and storm drainage structures and elevations of water retention ponds.

TOPOGRAPHIC SURVEY

A topographical surveys is a three-dimensional representation of a parcel of land that can be used by design professionals to plan the horizontal and vertical location of site improvements. In addition to the location of property boundary lines and site improvements, during a Topographical Survey many other points of data are gathered in the field. When this field data is processed in the office contour lines can be generated across the site. These contour lines show how grades change on the site and how water drains through the property. Topographical Surveys allow designers to plan construction on the property and calculate the costs involved in the construction process.

COMMERCIAL CONSTRUCTION LAYOUT

Construction Layout is the transfer of proposed property improvements from a paper plan to the actual ground. Based on plans prepared by engineers or architects, points are calculated in the office and coordinates for these points are transferred to field data collectors. A field crew then travels to the site and physically stakes these points on the ground, giving the site contractor the horizontal and vertical location of building corners, roads, storm drainage catch basins or any other planned structures on the site. 

RESIDENTIAL HOME CONSTRUCTION SURVEY

This is a service to home builders and individuals that typically includes a complete package  of surveying services required for the construction of a residential home. During the home construction process, we offer preparation of plot plans, rough-staking for clearing and grading the building pad, final-staking of the house corners for digging footings, pinning the footings for foundation construction, a foundation survey and a final survey once construction is completed.

SUBDIVISION  SURVEY

This is a survey performed when an existing parcel of land is divided to create two or more new parcels of land. Based on a survey of the property lines of the existing parcel, proposed interior lot lines are calculated, laid out on the ground and mapped. In most cases, subdividing a parcel of property is regulated by the city or county government through subdivision or zoning ordinances. Before new parcels created by a Subdivision Survey can be sold or conveyed to others, the map of the subdivision will generally have to undergo review by the city or county where the property is located.

ROUTE SURVEY

A Route Survey is a survey that shows existing ground conditions along the corridor of a proposed road, water line, power line or other planned  infrastructure improvement. Typically a Route Survey will extend across several different properties and involve the location of the corners of the affected properties, the location of physical and natural features within the planned corridor, and the measurement of elevation differences (Topographical Survey) within the planned corridor. A Route Survey usually includes the creation of right-of-way or easement acquisition plats defining the corridor over the affected properties.

ENVIRONMENTAL SURVEY

An Environmental Survey may be any of a number of highly specific surveys conducted to relate environmental matters that may affect property development to to actual boundaries of the property. Included in this type of survey would be platting of wetland areas, monitoring wells  testing for soil contamination and archeological sites. Generally these environmental issues fall under government regulation and have very specific survey and platting requirements.

 PROPERTY LINE SURVEY

This type of survey involves the location of a specific property line or property lines of particular interest to the property owner. While this is not a complete survey of the entire property, research of existing records (deeds and/or plats) is conducted and sufficient field work is done to establish and verify the property line in question. This type of survey may be requested by property owners who plan to build a fence or do landscaping in close proximity to the boundary of their site. In most cases, the property line in question is marked with stakes or paint at regular intervals so the location of the line can readily be determined on the ground. Either a Report of Survey or a plat will be issued relating the findings of the Property Line Survey.