Certified Boundary Surveys
Boundary surveys are done on rural parcels and can be anywhere from less than an acre to hundreds of acres in size. Clients want to know where their corners are and how much land they own. We mark corners with 1/2" x 18" re-bars with plastic identification caps. Surveyor bids are usually for setting corners only. Many clients want extra stakes along the sidelines of the parcel. Be sure to let the surveyor know this because it can add a lot to the amount of work (or fee charged), depending on the terrain, trees, time of year, length of the line, and how close you want line stakes.
Parcel Splits/Parcel Line Adjustments
These are also boundary or lot surveys, but with the intention of creating new parcels or adjusting a line between existing parcels. New legal descriptions will be written and all parcel corners marked. For parcel splits, the size of the parent parcel may determine if the county or township will require a survey, Always check with the controlling jurisdiction before beginning work to ensure what you want to do meets with their standards and requirements.
ALTA/ACSM Surveys
American Land Title Association (ALTA) and American Congress of Survey and Mapping (ACSM) surveys are often ordered by lenders on commercial parcels. The surveys show detailed information on the site. There is an extensive "Table A" of optional items that must be provided to the surveyor to provide a bid. The more items checked, the higher the bid. Typical ALTA/ACSM Surveys will show all the boundary survey data, and also include all easements, buildings, parking, drives, visible utilities, and other features based on the Table "A" items requested.
House Staking/Construction Staking
Staking a house on a parcel for a builder ensures the house falls in the building envelope created by the property lines and set-backs. A site plan can then be prepared for the builder or homeowner for project approvals. Larger projects require curb & gutter, sewer, utilities, and building staking so the construction plans can be translated to the site.
Mortgage Reports
Mortgage Reports are generally ordered by a lender on residential parcels when there is a purchase or a new construction. A mortgage report is not a survey, although they are done by surveyors. They are a report intended to identify possible encroachments onto an adjoiner, or adjoiner's improvements onto the subject parcel. No property corners are monumented, but a drawing of the report is prepared.
Elevation Certificates/LOMA Applications
Many homeowners are shocked to learn they may be in a flood zone and have to pay thousands per year for flood insurance. The FEMA flood maps are very generalized, and often include parcels, or parts of parcels not in the flood zone. Surveyors can visit a site, collect elevation information, and generate an Elevation Certificate. If the Elevation Certificate indicates the house is not in the flood zone, we can then apply for a Letter of Map Amendment (LOMA) from FEMA to remove the house from the flood. zone.
Topographical/Architectural Surveys
Most developments begin with a topographical survey. The engineer and architect must know detailed information of the site. "Topo" surveys provide this information. Contours, spot elevations, site utilities, roads and access are some of the details the surveyor collects, and the designer relies on to generate their plans.
Lot Surveys
Closely related to boundary surveys, lot surveys are performed on a subdivision lot. The parcels are generally smaller in size and in residential areas or cities. Lot corners are marked with a bar and identification cap, or if an existing monument is already there and in the correct location, it is noted on the survey drawing. Extra stakes are often set on the sidelines of the lot. Improvements to the property can also be shown on the survey drawing if requested.