Practically every land surface on earth is studied by a Professional Land Surveyor. Their job is to identify boundary markers in order to establish its lawful occupation among land owners. As you enjoy the house you’re living in, walk down the street, drive on a highway, take off or land at an airport, or spend a day out in nature, that activity has been in some way facilitated by the work of a Professional Land Surveyor.

Generally, owners hire a surveyor for various activities – completing the purchase of a house and/or lot; constructing any type of structure no matter how small; or transferring property to another entity. The process is dependent on the property laws that govern the state.

Below is a basic guide for understanding how a Land Surveyor can best help your residential construction project.

What is Land Surveying?

Land surveying is the science and art of establishing land boundaries.

It is a measurement process that determines the precise property size, boundary lines, and surface features. The survey answers important questions like:

• Where does the boundary follow a straight line?
• When does it curve to the left or the right?
• What is the angle degree for each property corner?
• Do any corners and lines need to be established or re-established?
• What features exist on the land’s surface that are man-made or naturally occurring?

These are just some of the most critical questions that land surveyors answer when evaluating the ownership boundaries for each property. The results of each land survey are recorded to support the legal information about each property.

Who are Land Surveyors?

The land surveyor does more than simply measure and demarcate a residential or commercial property site. They also inform real estate developers about where utility lines, roadways, and existing buildings are located in relation to the focal property. This is important to make sure the new construction is property located within the land plot and that the tie ins work well together.

Land surveyors also determine where mining claims exist, if at all. The surveyors map out all this information, including soil conditions and land easements, so that their findings are permanently recorded.

Professional land surveyors are trained to use an intricate combination of law, math, engineering, and physics to work out and establish property boundaries. They use specialized equipment like GPSs, prisms, software, radios and robotic total stations to complete the survey.

Many states requires that only those professional land surveyors who pass board licensure requirements are authorized to perform land surveys.

Why is it necessary to get land surveyed?

Typically, a land is surveyed so that you know exactly where your boundaries of ownership lie. So even if you don’t plan to build on the property, at least you’ll know what’s yours, and what’s not. A Boundary Survey will detail the exact boundaries of your land, using natural boundaries or artificial boundaries set in a written document.

If there are features (driveways, fences, buildings, trees, pipelines, etc.) on land you own or intend to purchase, only a Professional Surveyor can officially determine whether those features lie partially, or completely, on that property.  

When do you need the services of a Land Surveyor?

• Buying or selling a home or parcel of land;
• Dividing land into smaller parcels or consolidating parcels
• Installing fences, septic systems or other improvements
• Suspecting someone is encroaching on your property

What should be included in a land survey?

A thorough land survey should include information about who owns the property, the size and shape of the plot, where the boundary lines exist, what exists on the property and where (e.g., utility covers, septic tanks, fences, water features). Soil conditions and elevational changes (slope of the land) should also be included in the survey.

What are the types of land surveys?

There are three main types of land surveys. First, cadastral surveys yield legal, descriptive information about distinct parcels of land owned by a government entity, private individual, or business. Below are 3 sub-types of surveys under this category––

1. Mortgage Location Survey

Ordered by a lender or title insurer, a residential Mortgage Location Survey (MLS) is intended to provide proof that certain improvements are actually located on the property as described in the legal description. The survey plat must show particular information discovered from measurements taken at a site, and not necessarily evidenced by public record.

2. ALTA Survey

An ALTA or ALTA/ACSM survey is based on standards put forth jointly by the American Land Title Association and the American Congress on Surveying and Mapping. By utilizing a universal standard, an ALTA survey provides confidence that results are guaranteed. Typically contracted by the title company, lender, or attorneys representing involved parties for commercial property purchases, refinances or improvements.

A Commercial MLS is a low-cost alternative to an ALTA Survey, although it also sacrifices some accuracy. The commercial mortgage location survey follows the same state standards as a residential mortgage location survey, so the lender must be willing to accept these standards in place of the ALTA standards.

3. Boundary Survey

A “Boundary Survey” is used to identify a property’s boundary lines. In this type of survey, the surveyor will set (or recover) the property corners and produce a detailed plot or map. To accomplish this, the surveyor will research the public records and do research in the field, take measurements and perform calculations. This type of survey is necessary for construction and permit purposes.

Should you invest in the services of a Professional Surveyor?

Our daily life is affected every day by the expertise, dedication, and skills of a Professional Surveyor. Among the variety of professional services in residential projects, the Professional Surveyor is the only one that is likely to be involved from beginning to end. 

They are the first on the property to verify its boundaries and acreage. Surveyors also provide official maps utilized to purchase or identify the useable space for any intended purpose. They evencreate official plots for any division of the land, confirm that features constructed on the site are located in the correct horizontal and vertical location, and thus ready for use.

Getting your property surveyed by a professional is an investment in peace of mind, both now, and in the distant future. It’s a small price to pay in making sure that your largest investment – your land property – is accurately documented and protected. 

Contact us today and let our team of professionals take on your surveying needs.