A Boundary Survey is typically done for a lending institution to ensure that the property has no encroachment issues. Property corners are not set or marked in the field during a boundary survey unless requested. The end result is a drawing showing the boundary of the parcel as it is recorded in a deed and any improvements such as houses, driveways, decks, sheds, etc… that may be on the property.
Typical circumstances: Buying/selling, building a home. Normally the bank will request that you have this type of survey done or just order it themselves. However, when building or looking for a loan you may be asked to have this done.
What is shown on the drawing for a topographic survey is very dependent on the project that you have in mind. Most often visible improvements (houses, driveways, utilities, etc.) are shown. What makes this different from a boundary survey is that items such as contours, spot elevations, and trees are shown.
Typical circumstances: Building, landscaping, planning, site design. Site plans are very discussion-oriented surveys. In short, you let us know what your needs are and we will create the site plan to match.
When dealing with flood insurance FEMA has an elevation certificate form. The form reports the elevation information about the property relative to a base flood elevation and requires a surveyor’s seal and signature to complete the form.
Typical Circumstance: When you need to determine if flood insurance is required or if you are trying to lower your flood insurance rate. You also need an elevation certificate if you are considering lifting your house through NY Rising.
When a surveyor is called to mark the corners of a property the end result is seen in the field. All of the corners of the property will be marked with a wooden stake or when requested concrete monuments can be placed at the corners (additional costs are associated with concrete monuments).
Typical Circumstances: Buying/selling a home, building, landscaping, etc. If ownership is in question and you want to be certain of your property line this is a good place to start.
Mark corners, property lines, setbacks, stakeout buildings, wells, piles and just about anything else you might be building, need for building, or just planning on. The end result is often staking in the field to be used by a contractor or homeowner to build whatever they may have in mind and be certain that it meets any setback requirements and stays safely on the property.
Typical Circumstances: Building/landscaping near a lot line, small lots where setbacks are close to buildings, building around easements, etc…
Subdivision surveys are completed when an owner desires to split a parcel of land into two or more parcels. The level of detail required will be determined by the governing jurisdiction.
Typical Circumstances: An individual may want to inquire about a subdivision if he or she is interested in developing a parcel of land or selling off pieces of a larger parcel.
An ALTA survey is completed for the Title Company and/or Lender for the issuing of title or mortgage insurance. The survey has to meet the minimum precision and detail requirements established jointly by the American Land Title Association (ALTA) and the National Society of Professional Land Surveyors (NSPS).
Typical Circumstances: For commercial real estate, title companies typically require an ALTA Survey before they will commit to issue title insurance covering the following “Survey Risks:” (1) encroachments, boundary line disputes, or other matters or circumstances that would be disclosed by an accurate survey and inspection of the property; and (2) easements or claims of easements not shown by the public records.
In addition to our land surveying, we work with experienced civil engineers throughout New York. Services include site investigations, conceptual planning, zoning & land development plans, site plans, grading and drainage design, soil erosion and sediment control plans, sanitary system/onsite septic design, builders pavement plan design, maintenance and protection of traffic plans, change of use applications and retaining wall / bulkhead design.