ALTA/ACSM Land Title Surveys
An ALTA/ACSM Land Title Survey is a land survey performed under standards developed jointly by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). This is a real property survey conforming with ALTA/NSPS standards which will include specific information selected by the client, their title company, and their lending institution which can be selected from Table A of the ALTA/NSPS Standards (Optional Survey Responsibilities and Specifications). An ALTA/NSPS survey can provide particular information specific to title insurance matters when title insurance companies are asked to insure title without exception. This type of survey is typically utilized for commercial real estate transactions. An ALTA/NSPS Standards Survey will typically include property boundaries, buildings and other improvements, easements, flood zones, land areas, setbacks, building heights, parking areas, and utilities.
Boundary Surveys
A boundary survey is a land survey of the property boundaries only, conforming to state or local statutes and standards. A boundary survey typically includes the property boundaries only, and does not include buildings and other improvements. When performing this type of land survey, the surveyor will research the available public records, the subject property deed, and the adjoining deeds to determine if there are overlaps or gaps between the subject property and adjoiners. Evidence of occupation, such as fences, walls, and roads in the vicinity of the property boundaries are also surveyed and platted. Boundary surveys can also include the retracement of the original subdivision of government lands into townships, ranges, and sections per G.L.O Rules.
Boundary and Improvement Surveys
A boundary and improvement survey includes improvements, such as buildings, roads, fences, sidewalks, out-buildings, walls, delineation of wooded areas, observable utilities and sewers, as well as all of the boundary information included in a boundary survey.
Topographic Surveys
A topographic survey measures and plats the elevation of natural and man-made features such as hills and valleys, watercourses, fields, roadways, etc. Elevation contours and spot elevations display the topography on the final survey plat. Topographic surveys are essential tools for planning, design, construction, and flood plain delineation.
Subdivision and Boundary Adjustment
Land surveyors frequently prepare Subdivision Plats and Boundary Adjustment Plats to subdivide one parcel into two or more parcels, or adjust the boundary between two existing parcels of land.
Construction Surveying and Layout
When buildings, roads, parks, sports fields, sewers, utilities, parking lots are being built, contractors rely on land surveyors to accurately stake out the locations and elevations of the improvements they are building. A land surveyor’s expertise and experience can provide valuable assurance that what is being built is correct.
As Built Surveys
An as built survey is a final survey measurement of what has been built to determine if it has been built to the specific dimensions and in the correct location. Often, as-built surveys are utilized to verify that a foundation and anchor bolts are correct before a building is erected, or to verify that sewers and streets are built to the correct elevation and gradient, or to verify that a building doesn’t encroach over the building’s setback lines or easements. An as-built elevation survey can also determine if a building is built above or below a flood elevation.
HD-3D Laser (LiDAR) Surveying and Modeling
LiDAR, which stands for light detection and ranging, uses lasers to scan all variety of buildings and improvements as well as the surface of the earth in order to provide a precise 3D model which can be used to develop and design improvements, modifications, and additions.
Engineering
For all engineering related inquiries, please contact our corporate partner Frontenac Engineering Group.