Land surveying is the science of measuring and mapping our surroundings to determine the positions of points, as well as the distances and angles between them. These points are on the Earth’s surface and are used to create maps and establish property boundaries. The process combines elements of law, mathematics, and engineering to provide information for planning and executing most forms of construction.
Establishing Property Boundaries
The primary purpose of a land survey is to define the legal limits of a property. Surveyors establish or re-establish corners, lines, and boundaries based on recorded documents and historical evidence. This process provides legal proof of ownership extent, which helps prevent disputes with neighbors and stop encroachments, such as a fence being built on your land.
Surveyors conduct research into historical records like old maps and property deeds for insights into previous boundary assessments. They analyze the property’s legal description, a written narrative of the boundaries. This research is combined with fieldwork, where surveyors search for physical evidence like monuments, stakes, or old fences left from prior surveys.
Using equipment like GPS receivers and total stations, surveyors take precise measurements. They establish known reference points, or benchmarks, as a foundation for all subsequent measurements. After analyzing the data, the surveyor marks the boundary lines with new physical markers, like iron pins or stakes. A detailed report and a map, called a plat, are then prepared, becoming the legal reference for the property boundary.
Facilitating Construction and Development
Surveying occurs before and during construction projects to ensure correct execution. It involves interpreting plans and marking the locations for new structures like buildings, roads, or utility lines. This practice, known as construction staking, guarantees a project is built according to its design plans.
Before ground is broken, surveyors create detailed site plans from topographic surveys that map existing conditions. This data is used for grading and drainage planning to ensure water flows away from new structures. The surveyor then places stakes in the ground to guide the construction of improvements, from a building’s foundation to the layout of a parking lot.
Stakes are set for each phase of the project, from initial grading to the final placement of curbs and sidewalks. The surveyor’s work provides the reference points construction crews need to build everything in the proper location and at the correct elevation. This ensures the project matches the design and complies with local building codes.
Aiding in Real Estate Transactions
When buying and selling property, a survey provides certainty and helps mitigate risk for all parties. As part of due diligence, it offers protection by revealing issues a title search might not uncover. A survey can identify unrecorded easements, encroachments, or violations of zoning setbacks.
Lenders and title companies require a survey before finalizing a loan or issuing title insurance to protect their investment. This confirms the property matches its legal description and is free of boundary problems. An inaccurate survey could hide issues, such as a boundary line cutting through a swimming pool or other improvements.
A detailed ALTA/NSPS Land Title Survey is used in many commercial real estate transactions. These surveys adhere to national standards set by the American Land Title Association and the National Society of Professional Surveyors. They provide information on boundaries, easements, improvements, and public access, giving buyers and lenders a clear understanding of the property.
Providing Data for Mapping
Surveying provides data for creating maps that document the physical characteristics of land over large areas. This is accomplished through topographic surveys, which capture the shape and elevation of the terrain. The resulting maps show the land’s three-dimensional nature on a two-dimensional surface.
Topographic maps use contour lines to connect points of equal elevation, illustrating the shape of the land, including hills, valleys, and slopes. These maps also depict natural features like streams and lakes, as well as man-made features such as roads and buildings. This survey type focuses on the physical landscape rather than legal property lines.
Data from topographic surveys is used for large-scale planning and engineering design. Engineers and architects use these maps to design infrastructure projects like dams, reservoirs, and transportation routes. The information is also used for environmental management and land-use planning by government agencies.
When is a Survey Necessary?
While the purposes of surveying are varied, there are several common scenarios where a survey becomes necessary for a property owner. Understanding when to hire a surveyor can prevent future complications and expenses.
- Buying or Selling Property: A survey is often required by lenders and title companies to finalize a real estate transaction and can reveal issues not found in public records.
- Building or Making Improvements: Before building a fence, an addition, or other structures, a survey ensures your project stays within your property lines and meets local setback requirements.
- Resolving a Boundary Dispute: If a disagreement arises with a neighbor over the location of a property line, a boundary survey can provide a definitive answer and serve as legal evidence.
- Subdividing Land: If you plan to divide a larger parcel of land into smaller lots, a survey is needed to create the new legal boundaries in compliance with zoning laws.
- Refinancing a Mortgage: Some lenders may require a current survey during the refinancing process to verify the property’s details and ensure no significant changes have occurred.