The Land Surveying Process

There can be a dozen reasons why anybody would need land surveying. One of the most popular is to check the boundaries of a property, to determine if a property is prone to flooding (a certificate for this is usually required by insurance companies) and to subdivide a property, among others.

When someone learns or decides that they need to have their property surveyed, they don’t know where to begin. Because of that, we’d give you a simple guide on the land surveying process.

The first step is to hire a land surveyor. You can find a land surveyor in your area through searching it on the internet, looking it up on the Yellowpages or asking around. Be clear on what kind of services you need, and what you expect of the outcome.

Surveyors usually give price quotes free of charge, and being clear on what you need will help the surveyor give an accurate price quote.

Your surveyor might also ask you for documents like records of title, deeds and survey maps. These will help the surveyor find out necessary information about your property.

land surveying process

After signing a contract, your surveyor will proceed with the surveying itself. He will find more information about your property by going through County Clerk’s offices as well as other agencies.

He will also review the documents you provided to make sure that they are accurate. After all these pieces of information are gathered, your surveyor, along with a crew will perform a field survey on your property.

Depending on the type of survey that you need, they might start looking for physical evidences that may affect your property’s boundary. They might also look for stakes or monuments left by previous surveyors. Other tasks might also involve percolation testing and wetland delineation.

Once the results of the surveying are in, the surveyor will proceed with uploading them into a computer using specific software and then it will be drafted into a parcel. You will get a copy of the results of the surveying done from your land surveyor.

You can use this for future reference as well as evidences in case you have to bring a case (such as encroaching into your property) into court. For help on land surveying, give us a call at 256 854-9503 or send us a message through our contact form.

Land Surveying: The “Pincushion” Effect

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Boundary monuments are an important part of land surveying. “Monuments” are what we call the objects used to mark the corners during a land survey to know where the property boundary lines are and the property begins and ends.

Monuments can be destroyed over time, usually by nature and not by man. Over time, the monuments that have been used have changed. Over the years, surveyors have used stones, all types of wooden posts (cedar, pine, oak), a gun barrel, a buggy axle, a live tree, or a running creek.

During the U.S. Public Land Survey, surveyors use marked wooden posts at the section corners (1 mile spacing) or at half-mile spacing within the 6 mile by 6 mile boundary of a township. Today most of the corner monuments set are iron or metal pipes or rods. Also, in most states, the surveyor is required to provide some kind of indication of who set the pin by placing a mark with their license or authorization number.

According to property law and the law of boundaries, there should only be one original land surveyor. Meaning, once a surveyor places land surveying monuments on a property, that should be respected at all times. The following surveyors should always follow the monuments put in place by the first surveyor. This is called “following in the steps of the original surveyor.” Further subdivision of a larger parcel of land can also be considered an original survey, but technically it is just a re-subdivision of a larger tract that was previously surveyed.

What the land surveying world is having a problem with is that a lot of following surveyors want to put their own land surveying monuments at a location where there are already corner monuments found. This is what we call the “pincushion effect”. Generally, people would see this as nothing but having two land surveyors who differ in opinion – not really a problem right?

Well, not really. Setting additional corner monuments will certainly bring into question the boundary location and cloud the picture. Of course, surveyors will never fully agree on the precise location of a corner but, in most cases, a found monument should be left alone and accepted.

Certainly if the found monument is “original” then it would control and there is no need for any further points to be placed. Surveying and the placement of property corners involves property law, measurement science, evidence interpretation, relevant experience, and then some professional judgement. This means that an exact answer is probably not usually known. BUT, there can be a best answer.

The addition of more “corner monuments” will also diminish the public’s view of the surveying profession. How would the public trust the land surveying industry when we can’t even have two land surveyors agree on results?

Because of pincushion dilemma, it is now a common perception that no two land surveyors can agree on the location of a given property corner. This is giving such a bad image to land surveyors, and this can give us even more problems in the future.

The land surveying industry is still in the process learning more about how to resolve this professional problem – through continuing education and through additional practice. A number of legal cases have been tried which lend to the resolution. One Alabama surveyor, Jeffery N. Lucas, also an attorney at law, is on the front line of getting to the bottom of this problem in our state. He has written a book about the different effects of these pin cushion corners that should be read and debated by all land surveyors practicing boundary surveying.

For your Land Surveying needs, give us a call at 256-854-9503 or send us a message by going here.

How Important is Land Surveying in Today’s World?

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Most of you have probably never thought about land surveying until you needed it at some point. Many of us hear about land surveying all the time but never really give it much thought.

Since an investment in land and/or a home will likely be the largest investment you will ever make in your lifetime, knowing where your property lines are becomes very important indeed.

The art of land surveying was developed centuries ago. In fact, it’s one of the oldest professions in the world. The fact that it was used by man at such an early time and is still being used now shows how important surveying is to our survival.

The Many Uses of Land Surveying

Surveying land has many uses. Boundary surveying, for instance, allows you to know where your property corners or property lines are. This is especially helpful when disputes with a neighbour or with other people arise in terms of where your property ends.

If your family wants to divide a tract of land and transfer ownership to other family members, a boundary survey is the first step to do so.

If you’re having a building constructed, it is very important that you have the land surveyed to make sure that you are not encroaching onto other peoples’ property. A mistaken building location is very expensive to fix so you might as well invest in a boundary survey to prevent this.

A topographic survey, or topo survey for short, is another important type of land surveying. A topo survey is done to locate natural and man-made features on a particular parcel of land. A topographic survey is different in that the elevation of the land is surveyed which means it can show man-made underground features, retaining walls, utility lines and etc.

Before you start any kind of construction activity, it’s important to have a topo survey done in the area so they’ll have an accurate record of the land’s existing conditions. Yes, that spot with the new mall in the neighbourhood had to have a topo survey done first.

Now, a flood survey or flood determination – this is very important too. It isn’t evident just looking at a property whether you are at risk of flooding or not. And, in some cases, even looking at the flood maps doesn’t give you an accurate answer. The flood survey determines the elevation of the home and compares that to the base flood elevation.

This is the only way to be sure you’re not in a flood hazard zone. If you’ve just been told that you live in a flood-prone area, having that confirmed by a professional land surveyor would let you know how to best proceed.

When getting flood insurance, insurance companies would require an elevation certificate from you. A land surveyor would be able to assist you with this.

If a company wants to invest in another state, or if there is a national lender on a commercial project, they will likely need an ALTA Land Title Survey done before anything is constructed. An ALTA Land Title Survey is a lot like a regular boundary survey except that nationally accepted ALTA Standards are used to guide the surveying effort.

Land surveying standards vary widely from state to state and an ALTA Land Title Survey is used to cut down on this variation. Also, an ALTA Land Title Survey typically is more involved than the state standards variety.

Because of this, an ALTA survey can be more anywhere from 50% to 200% more expensive than using the state standards only. If you need this type of survey, I suggest seeking an experienced land surveying company who is familiar with these additional requirements.

In summary, there are many uses for a land survey and for seeking the services of a land surveyor. If you’re unsure of your situation, consult Maxwell Land Surveying at 256-854-9503 today or go to the Contact page and send us an email.