The ALTA/ACSM Land Title Survey Standards have been jointly adopted by the
American Land Title Association (ALTA) and the American Congress on
Surveying and Mapping (ACSM). These standards were developed as a
collective effort in order to create an accepted and recognized legal
document that presents particular information in detail and exactness for
acceptance by title insurance companies. ALTA/ACSM Land Title Surveys are
recommended for commercial transactions in which extended coverage is
required and/or where extremely detailed information is needed. For
further information visit are ALTA/ACSM
Development Plans are plans that must be submitted before a governing body
(such as a city planning and zoning commission) in order to get approval
for development. These are often extensive surveys that require the
location of all existing improvements on the property in addition to
design work for proposed development. The plans are required in many areas
for many types of development.
Boundary surveys are used for locating lines and corners of tracts of land
as per deed description in addition to locating improvements, easements,
building lines, and encroachments found on the subject property. The
corners of the property are physically located, and, if necessary, new
corner monuments are installed. Stake surveys are recommended
for real estate transactions involving complex commercial and industrial
properties, and whenever the survey is to be used for new construction.
Construction layout & staking involves locating proposed improvements on a building
site. Information from the project plans are transferred to a data
collector, where it is taken to the field. The project is then laid
out in full scale. This computerized method minimizes information
transfer errors, resulting in a quality final product.
Positioning Systems (GPS)
GPS refers to a satellite based measuring system that allows us to obtain
centimeter accuracy measurements anywhere on the earth's service.
This system allows us to perform surveys economically, accurately, and
efficiently. Complex surveys that once took many weeks to complete
can often be completed in a few days with this remarkable technology.
To convert an existing residential structure, such as an apartment, to a
condominium, it is necessary to have a a survey performed for approval of
the conversion process. Along with other pertinent information, this
plan provides a legal description for each living unit.
Building Permit Survey
Before receiving a building permit, it is required that a survey be
performed. A Building Permit Survey clarifies the existing features
of the site and indicates where the proposed improvements (such as the
building and parking areas) will be located.
Septic System Design
To determine the optimum septic layout for new construction or for the
repair of existing systems, Septic System Design considers the site
features in order to assess correct drainage.
As-Built Plans are pretty much what the name implies: The drawing
details structures, other improvements to the site, topography (if
required), and pertinent features of the property.
Assessment / Feasibility Studies
Site Assessment/Feasibility Studies are generally performed prior to the
actual purchase of land for site development. The purpose is to
assess the constraints and opportunities of the potential development
A Residential Mortgage Survey shows the house, garage, recorded setback
lines, encroachments, and the property boundaries. The boundary positions
are based upon existing property monuments and no new monuments are set. A
Residential Mortgage Survey is performed to reduce the cost of surveys for
residential transactions. The basic purpose of this type of survey is to
provide a lender with certification that the structures are situated on
the property described in the mortgage documents or title commitment, so
that they can be confident that a foreclosure proceeding will actually
give them the improvements which are supposed to be on the property in
question. It also is useful for identifying potential encroachments.
This survey should not be used for new construction or establishing fence
lines. This basic survey is suitable for most single family
residential real estate transactions such as property transfers,
financing, and obtaining building and zoning permits.
Topographic surveys involve the determination of the shape and location of
both natural and artificial features upon the ground. These surveys are
often used for purposes of developing a piece of property to aid in
determination of surface drainage of water on the property.
The Elevation Certificate (EC) reports the relative vertical distance
above or below a base flood elevation from a Flood Insurance Rate Map
(FIRM). The FIRMs were produced by the Federal Emergency Management Agency
of our federal government for use in the National Flood Insurance Program
(NFIP). The FIRMs were designed to help determine whether a property and
building were in a special flood hazard area. The FIRM typically shows no
buildings, and many minor or residential streets are not shown. Therefore,
the surveyor is often called upon to measure the elevation of a building
and report on an EC how far above or below the base flood elevation it is.
Zones are issued by the local municipality which governs the site in
consideration. A survey is then performed to determine the
boundaries of the zone and to clarify which zone the property is (such as
residential, commercial, or industrial). A survey can also be used
in submitting a request for zoning changes.
To assist in accident disputes, it is often requested that an Accident
Report be made in order to reenact the occurrence. This process
typically involves the path of the vehicles involved and other
contributing or related entities such as structures and road
Property Tax Division Survey
In order to divide one parcel of land into multiple parcels, and in
the process convert the single tax identification number to a new
identification that is representative of the multiple parcels, a Property
Tax Survey needs to be performed.
This specific type of survey deals precisely with the layout and location
of various types of easements (depending on the restrictions) such as
utility, ingress/egress, and drainage easements.
Volume Calculations are primarily used in landfills in order to determine
how much waste has already been placed in the landfill and to aid in the
determination of when a new cell must be constructed for the landfill.
Survey & Right-of-Way Survey
Services for route surveying include locating utilities, roads, streams, man-made features, boundary lines, and topographical information necessary to prepare construction plans, easements, and right-of-way maps.
Office functions include deed research, preparation of easement descriptions and exhibits, and utility research. We work with appraisers, realtors and lawyers in the acquisition process; prepare right-of-way maps and the corresponding legal descriptions; and obtain rights of entry.