Frequently Asked Questions

common surveys and most likely to be encountered by the general public. Residential land surveying involves the precise measurements of the boundaries of a certain piece of real estate. Boundary surveys may be used in the case of property disputes or before you build on the land. Title and lending companies may also require a boundary survey showing structures on the property.

Residential land surveying is much more complicated than simply measuring the boundaries of your land according to the property deed. Land surveyors actually research and then plot the true boundaries of the property. One step that is often forgotten about by those considering a survey of their land is the research that begins before the actual measurements may be taken. The first step of a land survey is to search for any records concerning the property. These include title certificates, deeds, and other papers. Then, the land surveyor researches past surveys, easements, and other records which may influence his findings. Most of today’s homes are built on property that was sold after dividing up a larger piece of property; this can make the surveyors job more challenging, especially if this division was not surveyed or recorded properly.

Once the surveyor understands the historic boundaries of the property, the land surveyor will take the measurements of your land, determining whether the in-use boundaries conflict with the adjoining properties, boundaries recorded in public records or past surveys. Various points are marked, usually using iron pipes or rods, to make re-surveying the land easier at some point in the future. The measurements may be taken using a transit and tape measure, or an electronic instrument known as a total station with a built-in electronic distance measuring devise. Today, GPS may also be used for land surveys, though not usually in areas that are heavily wooded. Newer technology is allowing residential land surveying to be undertaken with very accurate results.

Usually, a land surveyor will measure each location multiple times, averaging these results to determine the true position of the point. The location of boundaries and easements will then be marked on your land. After the measurements are complete and have been marked on your land, the land surveyor will generally walk the property with you, pointing out the landmarks measuring each point, such as a plastic or metal stake. Then, the surveyor will advise you on any differences between the current survey and previous surveys or records of the land, including any areas where neighboring property owners have encroached on the land.

Usually boundary lines do not differ significantly from the previously accepted land boundaries, but this is not always the case. In some situations, your neighbors will also need to have a boundary survey conducted if there is a boundary dispute. Having your property surveyed by a professional land surveyor can give you peace of mind as you gain certainty about the exact boundaries of your property.

If you are interested in purchasing real estate, the wrong way to go about it is to simply find a plot or house that you like, and then make an offer. There are several often-forgotten steps that you should take before this point. Many people often overlook the land survey step of buying land. The best time to have a land survey undertaken is before you complete the process of purchasing the land.

Land surveyors can determine the boundary measurements to make sure that the plot of land you think you are buying is actually what you are buying. The land surveyor can tell you whether the trees, building, fences, sidewalks, driveways, and other features of the land actually lie on the property, and also whether anyone else’s buildings or other features encroach onto the property you wish to buy.

They will also be familiar with building regulations, wetland regulations, and zoning. Land surveys are particularly helpful when purchasing a piece of real estate that you hope to eventually build on, as they can catch potential problems with this plan before you purchase the land. If you are purchasing mountainous land, land that may be considered wetlands, or land in other areas that may be difficult to build on, a land surveyor can help you evaluate the possibilities for building upon the land. If you plan to develop the land or subdivide it, a survey can help you determine whether this is possible or even legal.

Do not use an old land survey provided by the current landowner. It may not describe recent changes to the land. The land surveyor you hire can place permanent markers on the corners of your property so that you are well-aware of the boundaries of the land that you will soon own. Before contacting a land surveyor, you may want to ask your real estate agent for a property profile, which will list the ownership information, legal description, plat map, tax information, and other characteristics. This is an excellent place to start when evaluating a potential real estate purchase. At least some of this information may also be available online. Then, be sure that you visit the property and walk the entire site, even if it is several acres, to see what it looks like with your own eyes.

Having a land survey conducted before the land changes hands is simply due diligence. Do not rely on anyone else’s word, such as the landowner’s, or a real estate agent’s, when purchasing land. This is a big purchase, and it should not be done unless you know exactly what you are buying. If you cannot get a land survey before placing a formal offer, at least have one done before the deal closes. The land surveyor will give you the best information possible to determine whether the piece of real estate will meet your needs. If any red flags come up, be sure that they are resolved to your satisfaction before closing on this real estate deal.

You do not want to make the mistake of buying land that is of no use to you, or buying land that is not what you thought it was. Although it’s especially important to have a land survey conducted when you are buying acreage or plan to develop the land, a land survey even of a small lot with a house can still catch potential problems before it’s too late.

If you are thinking about installing a fence or having someone install a fence for you, contacting a Professional Land Surveyor like Manzie & Drake Land Surveying should be a top priority. Many times a homeowner or fencing contractor will say they "found the pins" and don't need a professional to help out. In some cases this is fine, but if not placed correctly it can lead to major problems and possible lawsuits. Whether you are considering installing a fence, pool, home addition or backyard shed you need to know the limits of your property. A well-marked property survey prevents boundary problems from occurring and gives you peace of mind about your biggest investment…your home.

A Flood Elevation Certificate is a document generated by a surveyor that will provide data to help properly rate properties for flood insurance. An Elevation Certificate can precisely determine where your home is located in relationship to the Base Flood Elevation. You may want to obtain a flood elevation certificate if your property is said to be in a flood zone and you are considering disputing it.

The Flood Disaster Protection Act of 1973 requires flood insurance to be purchased for properties in Special Flood Hazard Areas before the owners receiving any type of direct or indirect federal financial assistance. The Flood Elevation Certificate is a tool that the Federal Emergency Management Agency (FEMA) uses to certify building elevations if the building is located in a Special Flood Hazard Area. This form will help determine the proper flood insurance premium rate for the building. Flood Elevation Certificates can only be completed by a licensed land surveyor, engineer, or architect. The certificate will be included along with other paperwork from FEMA for a dispute.

Subdivision Plats are legal instruments intended to take a parcel of land and divide it into smaller parcels of land. These types of surveys must meet certain state regulations, county zoning regulations, local ordinances, and other land use regulations and are recorded as part of the public records of that county.

Reasons for Subdivision Platting:

• Designation of roads and other rights-of-way
• Ensuring that all property has access to a public right-of-way. Without such access, a property owner may be unable to utilize his or her property without having to trespass to reach it. The platting process restricts the fraudulent practice of knowingly selling lots with no access to public rights-of-way.
• Creation of easements for access and utilities
• Preservation of jurisdictional wetlands
• Ensuring compliance with the county or city zoning

A Subdivision Plat is created when a landowner divides land into smaller parcels. As an example: If a landowner owns an acre of land and wants to divide it into three pieces, a surveyor would have to take precise measurements of the land and submit the survey to the governing body, which would then have to approve it. Another example of a subdivision applies when a landowner/building owner divides a multi-family building into multiple units. This is commonly known as a condominium.

ALTA/ACSM Survey is a boundary survey that meets the highest standards jointly proposed by the American Land Title Association and the American Congress on Surveying and Mapping. This survey incorporates elements of the boundary survey, mortgage survey, and topographic survey. ALTA/ACSM surveys, frequently shortened to ALTA surveys, are often required for real estate transactions.

It is recognized that members of the American Land Title Association (ALTA) have specific needs, pertinent to title insurance matters, which require particular information for acceptance by title insurance companies. In the general interest of the public, the surveying profession, title insurers and abstracters, ALTA, the American Congress on Surveying and Mapping (ACSM) and the National Society of Professional Surveyors, Inc. (NSPS) jointly set forth such details and criteria for standards.

Manzie & Drake Land Surveying can provide our clients with an ALTA Survey that will meet all requirements of the ALTA guidelines. We suggest you or your agent determine which items listed in the optional services from Table A, “Optional Survey Responsibilities and Specifications” as stated in the Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys. This table consists of many different requirements and each will increase the project's cost and time of completion.

Hydrographic surveying is the creation of maps of the bottom of rivers, lakes, and oceans using tools such as GPS and sonar soundings. The data is collected by a surveying team aboard a boat and then processed into a readable map by a drafter in AutoCAD notating the depth elevations of recorded locations and also the notation of specific submerged characteristics or vessels. The resulting maps are used to aid in maritime navigation, scientific research, sports, and mineral exploration. Additionally, hydrographic surveys are sometimes called for after disasters at sea to locate wreckage.

Hydrographic surveys support a variety of activities: nautical charting, port and harbor maintenance (dredging), coastal engineering (beach erosion and replenishment studies), coastal zone management, and offshore resource development. Most surveys are primarily concerned with water depth. Of additional concern is the nature of the sea floor material (i.e. sand, mud, rock) because of the implications for anchoring, dredging, structure construction, pipeline and cable routing, and fisheries habitat.

The surveyor must relate his measurements to a vertical control network of geodetic marks that supports three-dimensional hydrographic positioning. Vertical control allows us to accurately determine the depth of the sea floor. Depth information from hydrographic surveys must be reduced to a sounding or vertical datum (Mean Lower Low Water for NOAA nautical charts) for charting purposes. Reducing measured depths to a uniform vertical datum requires the application of tidal and water level height information.

The purpose of a Topographic Survey is to gather data about the natural and man-made features of the land, as well as its elevations. From this information, a three-dimensional map can be prepared. These maps aid in architectural and engineering design. A topographic survey or a “topo” survey is a survey of the natural and selected man-made features of a portion of the earth’s surface by remote sensing and/or ground measurements to determine horizontal and vertical spatial relations. They are typically used for graphically depicting the surface of a particular parcel of land and any man-made features and elevation changes. A topographic survey may be tailored to suit the needs of the client. A topographic survey may show contours at one, two or five foot intervals. The smaller the contour interval will result in more field measurements and higher cost.

A topographic survey prepared by Manzie & Drake Land Surveying will include at least the following items:

• A minimum of two benchmarks on site with a description and elevation noted to the nearest 0.01’. Typically the elevation datum will be based on either National Geodetic Vertical Datum of 1929 (NGVD 29) or North American Vertical Datum of 1988 (NAVD 88)
• Contours are generally drawn at a 1 foot contour interval. However, sometimes only spot elevations are shown at the clients request.
• Existing building features and finished floor elevations are shown.
• Physical features are located and shown on the plan. These features include but are not limited to fences, roads, curbs, driveways, paths, walls etc.
• Drainage (sewer and storm water) features and structures, visible from the surface of the ground with invert and rim elevations.
• Utility (power and communications) features and structures, visible from the surface of the ground.
• The perimeter outline of cleared or wooded areas, as appropriate.
• Bodies of water and the elevation of the water level.