When are the services of a Professional Land Surveying firm needed?

  • Prior to purchasing land to ensure what you are buying
  • Prior to installing a fence, landscaping or pool, building a house, garage or other types of construction
  • Prior to dividing land into smaller parcels
  • Prior to, during and after the design, engineering and construction of commercial or residential development projects
  • To verify amount of land assessed for taxes
  • To verify the extent of a possible flood plane area
  • When you think someone has encroached on your land

How much should it cost?

The cost of a survey depends on many factors:

The type of survey required, the existing terrain and land conditions, the amount of information supplied by the owner or client, the surveyor’s knowledge of the area from previous project experience in your area, the availability of record information, the presence of existing boundary corner monumentation and the possible liability incurred by the land surveyor.

Because of the varying conditions and requirements, it is difficult to determine the exact fee in advance. However, in conjunction with our general experience and an initial client consultation Lovelace & Associates can usually provide an approximate cost prior to further investigation into the specific project requirements.

Why Choose a Professional Land Surveyor?

  • A Professional Land Surveyor renders a highly technical service in compliance with applicable laws, regulations, codes and court decisions set forth by local, county, state and federal authorities.
  • Because of the special skills and complexities involved in surveying land, State statutes limit the practice to only those surveyors duly licensed by that States Board for Architects, Professional Engineers, Professional Land Surveyors and Landscape Architects.
  • In order to protect the public from inferior land surveying, State Specific “Minimum Standards for Property Boundary Surveys” have been established. These standards describe recommended procedures for a survey and the minimum information to be provided to the client.

SERVICES

Lot Survey:

This is a survey of a lot in a recorded subdivision. Lot corners will be marked in accordance with existing state standards, and the client will receive a drawing depicting what corners were set and what corners were found. This type of survey must be performed in compliance with the current State “Minimum Standards for Property Boundary Surveys.”

If the client would like property improvements such as structures, walks, drives, fences, etc. shown on he drawing as well, this can be negotiated and included within the project scope of services.

Boundary Survey:

These surveys are normally for larger tracts of land that are described by metes and bounds descriptions and may require extensive research of adjoining deeds, original government surveys, highway plans, etc. A Boundary Survey usually requires field work on neighboring lands to verify or find existing monumentation. Because many deeds were prepared in an office and not actually surveyed, it may require extra research and field work to determine the property lines. Boundary corners will be marked in accordance with existing state standards, and the client will receive a drawing depicting what corners were set and what corners were found. This type of survey must be performed in compliance with the current State “Minimum Standards for Property Boundary Surveys.”

If the client would like property improvements such as structures, walks, drives, fences, etc. shown on he drawing as well, this can be negotiated and included within the project scope of services.

Subdivision Platting / Subdivision Survey:

This type of survey creates new additional parcels by dividing existing larger parcels into smaller parcels. These projects can range in size and scope from creating 380 lots out of a 160 acre parcel in a suburban setting to creating 10 acre parcels out of a 40 acre parcel in a rural setting. All aspects of the Boundary Survey also apply to this type of survey and must be performed in compliance with the current State “Minimum Standards for Property Boundary Surveys.” This type of survey is also required to be recorded at the County Recorder’s Office and must also meet all requirements of local governmental agencies.

ALTA/ACSM (American Land Title Association/American Congress on Surveying and Mapping) Land Title Survey:

This is the most comprehensive type of survey and improvement location. It covers all the aspects of a boundary survey and includes the location and depiction of improvements on the property and identification of any additional evidence of possession or use which could be adverse to the interest of the purchaser. This type of survey is most commonly performed on commercial property and will meet the current “Minimum Standard Detail Requirements” for ALTA/ACSM Land Title Surveys.

HUD ALTA/ACSM Land Title Survey:

This type of survey incorporates all aspects of the ALTA/ACSM Land Title Survey with additional requirements set forth by the U.S. Department of Housing and Urban Development (HUD). This type of survey is most commonly performed on multi-family housing projects and will meet the current “Minimum Standard Detail Requirements” for ALTA/ACSM Land Title Surveys as well as current HUD Instructions.

Engineering Design / Topographic Surveys:

These types of surveys are graphic representations of physical features of the land depicting natural and man-made features, such as fences, buildings, utilities, hills, valleys, streams, lakes, roads, etc. They can be performed by traditional ground surveying methods or by aerial photography methods should the size and scope of the project warrant this method. These types of surveys are most commonly performed for commercial clientele and are used as base mapping for project design purposes. It is recommended that this type of survey be performed in conjunction with a Boundary Survey to insure that proposed improvements do not encroach upon building set-back lines or easements.

As-Built Surveys:

This type of survey is required by some lending agencies, title companies or escrow agents prior to closing or disbursement of loans and is similar to most aspects of the topographic survey except that it is performed after the completion of property improvements to verify that the improvements were constructed according to plan and do not encroach upon building set-back lines or easements. This type of survey is usually performed in conjunction with a HUD ALTA/ACSM Land Title Survey or Boundary Survey and is performed primarily for commercial clientele.

Environmental Surveys:

This type of survey is generally performed on a project site that has been adversely impacted by hazardous substances or waste. Upon a site assessment and a plan for reclamation or remediation produced by an environmental engineer, there may be a need for Remedial Surveying which can include a topographic survey of existing conditions prior to removal or tear-down of the impacted site or the construction staking of structures that confine the spread of contaminated materials, consolidation and removal of contaminated soils or the covering of landfills for land reclamation. There could also be a need for Monitoring Well Locations. The wells are drilled into subsurface aquifers to identify and track contaminates, upon their installation we survey and map the system on a suitable horizontal and vertical datum all under the direction of an environmental engineer. When Wetlands Delineation is required the wetlands are first marked by an environmental engineer, the wetlands can then be surveyed and mapped as marked. The wetlands can be shown as a stand alone exhibit or incorporated with another type of survey.

Site conditions may require field personnel to wear protective equipment. Our personnel are trained in Hazardous Waste Site procedures and maintain current OSHA 29CFR1910.120 certifications.

Route Surveys:

This type of survey is comprised of all the aspects of the Engineering Design / Topographic Survey but is unique in that the limits of the survey follow along a designated route of predetermined length and width that usually crosses large tracts of land and or adjacent to previously installed utilities or roadways. This type of survey is usually performed prior to the design and construction of utility mains such as pipelines, power lines and water lines or for future roadway construction or existing roadway rehabilitation. Route surveys are usually performed in conjunction with a horizontal and vertical control survey and a right-of-way and ownership survey and can involve the creation of new permanent easements or rights-of-way and temporary construction easements.

Right-Of-Way and Ownership Surveys:

These types of surveys are most commonly performed in conjunction with a Route Survey and involve the establishment of existing and proposed rights-of-way and easements along with current property ownership names and property lines lying along and or adjacent to the route, all being established following the principals of the boundary survey. This type of survey is usually incorporated into the route survey and as a separate independent sheet.

Horizontal and Vertical Control Surveys:

This type of survey is usually performed in conjunction with a Route Survey or an Engineering Design / Topographic Survey and involves the establishment of points of horizontal and vertical control or reference on or near the project site to be utilized and relied upon by the contractor through out the construction of the project. These points are strategically placed through out the project limits within areas least likely to be disturbed during construction, with additional points being placed outside the project limits allowing the re-establishment of on site control should the need arise. The controlling points are then networked together and adjusted allowing us to assign northing and easting coordinate values and a vertical (elevation) value to each controlling point that is relative to the project site. These values are usually tied into a state plane coordinate system (making them relative state wide) or to a local assumed project coordinate system. Additionally, each controlling point will be accompanied with reference tie information enabling the control point to be easily found in the field.

Telecommunication Surveys:

This type of survey follows the principals of the Boundary Survey and encompasses all the aspects of the Engineering Design / Topographic Survey but is unique in that its size and scope is most commonly limited to a small area with their primary purpose being the establishment of lease areas, access easements and utility easements for the construction of new cellular tower structures and associated equipment along with the upgrading or expansion of existing cellular tower sites. In addition, this type of survey will usually contain Class 1A or Class 2C information on the face of the survey document per FAA regulations.

Utility Surveys:

This type of survey involves most aspects of the Route Survey with a primary focus on the mapping of existing utilities for analysis or inventory purposes. This type of survey when performed on a large scale over an expansive area can be combined with aerial photography and utilized as an evolving base map to monitor future utility upgrades or expansions.

Condominium Surveys:

This type of survey follows the principals of the Boundary Survey and encompasses all the aspects of the Engineering Design Survey / Topographic Survey and is similar in nature to Subdivision Platting in that it creates individual ownership. A condominium is one of a group of housing units where each homeowner owns their individual unit space, and all individuals share ownership of areas of common use. The individual units normally share walls, but that isn’t a requirement. The main difference in condos and regular single homes is that there is no individual ownership of a plot of land. All the land in the condominium project is owned in common by all the homeowners. Usually, the exterior maintenance is paid for out of homeowner dues collected and managed under strict rules. The exterior walls and roof are insured by the condominium association, while all interior walls and items are insured by the homeowner. Condominium projects have typically been designed as new developments on vacant land. Recent trends however, indicate that the rehabilitation, modification and conversion of pre-existing and or historic structures such as apartment buildings, hotels, churches, office buildings, train stations, manufacturing buildings and even hospitals into condominium space has become popular, the possibilities can seemingly be endless.

Land Planning Services:

Our primary focus in the land planning arena at Lovelace & Associates is residential development. We will interact and consult directly with the client and or engineer to assist in the design of residential lot and street configurations to maximize the usage of potential development areas in conjunction with open space and detention area requirements.

Construction Stake Out Services:

This type of service involves the setting of stakes in the field denoting the location of proposed improvements assuring the contractor that the proposed improvements will be constructed in the correct position both horizontally and vertically, all in accordance with an approved set of construction plans. We have extensive experience with both large and small scale construction projects involving mass grading, detention areas, sanitary and storm sewers, power lines, water lines, multiple level buildings, parking garages, parking lots, curbed streets and highway interchanges.

Plot Plan / Stake Out Services:

This type of service is usually required by local City or County authorities as part of the permitting process when constructing a new home, home addition or secondary structures on residential property to ensure that the proposed structure is constructed in the proper location and not over an easement or building set-back line. This involves providing a drawing showing the proposed building location along with any additional information the local authority may require such as proposed floor elevations, lot grading, sanitary service line locations and elevations, water meter pit locations, erosion control methods and locations, streetscape tree planting locations and types, etc. The additional local authority requirements can vary widely from one jurisdiction to another. Stakes will also be set in the field denoting the location of the proposed building. Though not usually required by a local authority, we recommend that this service be performed in conjunction with a Lot Survey.

Foundation Surveys:

This type of survey is required by some lending agencies, title companies or escrow agents before disbursement of construction loans. The survey will depict the location of the post constructed/existing foundation on the property (prior to the framing of the structure) to guarantee to the lender that the foundation is actually on the correct property and not encroaching on easements or building set-back lines.