Armando Dupont, a professional land surveyor started his career in surveying in 1977 and has extensive experience in managing personnel and projects. Mr. Dupont founded Calvada Surveying, Inc. in 1989 and is a licensed professional land surveyor in the State of California. As an elite land surveying firm, Calvada Surveying, Inc. offers professional land surveying services, including ALTA Surveys, ACSM Surveys, 3D High Definition Land Surveying (High Definition Laser Scanning) services, boundary surveys, and other land surveying services throughout the Western United States (Arizona, California, Colorado, Nevada, Oregon, Utah, Washington, and Wyoming). They are one of the best land surveyors for the real estate, renewable energy, engineering, public works, environmental, and telecommunications industries.
Article from articlesbase.com

There are different types of land surveys that help us to understand and map the Earth. Boundary surveys are one of the most common forms of land surveys and they play an important part in every day society.

What is a Boundary Survey?

Boundary surveys are a type of land survey used to establish the boundaries of a parcel of land using its legal description.

The method of creating boundary surveys usually involves setting or finding previous markers or monuments along the lines and in the corners of the land parcel. These markers range from iron rods and concrete blocks to something as discreet as a stick or stone.

Using these markers, the land surveyor can draw up a map or plat that represents the location of these markers and in turn the boundaries of the land.

In some circumstances the boundary markers may have been vandalized, eroded away or simply buried over time. This can mean that the boundary surveyor needs to use other methods to create the boundary survey. Methods can include looking for fence locations, monuments on neighboring property, wood lines and other evidence.

What are they used for?

Boundary surveys have a variety of purposes, however they are most commonly used to help property owners establish exactly what land is theirs. A boundary survey will show you what is on your property as well as any easements or encroachments.

If you want to put an extension onto your home or even just to install a fence, shed or landscape your garden – then you will need a boundary survey before you are able to do this.

Boundary surveys are relatively simple and inexpensive surveys – so many valuable and large commercial properties choose to have a more detailed ALTA (American Land Title Association) survey done instead.

If you are buying a new home you should always consider getting one done before making the final purchase. In many cases the title and deeds of the land can be out-dated and inaccurate, meaning you may not be getting as much land as you expected. Getting a survey will ensure that you have a legal document outlining what is rightfully yours.

A boundary survey will also indicate on it any limitations to the property that may have been imposed by local or state regulations.

What does it involve?

A licensed land surveyor conducts boundary surveys and will start by researching historical documents related to the land and often the land surrounding it as well. Some of the documents and resources they will probably look at include: the Registry of Deeds, county commissioners office, town offices and more.

After the prior research the land surveyor will then head onto the land itself and create a traverse (control network to help view all areas of the land sequentially). They do this to help find existing monuments that may mark the boundaries of the land.

The final stage is to gather both the field work and earlier research together to compile a final boundary survey. If changes need to be made, the boundary surveyor will go back to the land to place new monuments. A report, legal description and map will be created.

How much does it cost?

The costs vary depending on a variety of influencing factors. Some of these factories include: the size, terrain, vegetation and location of the land parcel. The season will also affect the price of the boundary survey – as it will take longer to complete in harsh weather.

A lot of the price cannot be determined until after the boundary surveyor has begun work – as the price will increase if they are unable to find markers or there is little historical evidence to use.

About Author
As a full time business consultant and top performing real estate agent in the NY/NJ area, Angela along with her associates now share their expertise in various real estate and land surveying topics exclusively on the Land Surveyors website. To learn more about land and property surveys, be sure to visit LandSurveyors.com for all your land surveyeying needs.

The American Land Title Association (ALTA) is a professional trade union that has helped establish conformity and quality among boundary land surveys in the USA.

What is an ALTA Survey?

They are special boundary surveys that are specifically used for land title insurance purposes. All ALTA surveys must meet the minimum requirements as set out jointly by ALTA (American Land Title Association) and the American Congress on Surveying and Mapping (ACSM).

ALTA surveys are very complex land surveys – much more detailed than standard land surveys – and can take weeks to complete.

What are they used for?

They are generally created for title companies, lenders and title insurance companies. The ALTA survey provides detailed information for the lender, buyer and title insurer about the present and future situation of the land in question.

They can cost thousands of dollars, and because of this they are usually only conducted on commercial properties that can’t afford not to have the legal benefits of an ALTA survey.

If a buyer of property or land wants to apply for extended coverage owner’s title policy then they must provide the insurer with an ALTA survey so that standard exceptions can be deleted from their policy. This includes easements and claims of easements not shown on public records and encroachments, overlaps, boundary line disputes and other things that would not be disclosed by a standard survey and inspection.

What does it show?

ALTA surveys are the most detailed type of survey you can obtain and so they show a lot of different information on the one map.

Surveys that conform to ALTA standards show information that a standard land survey may not. This includes: fences, trails, roads, utility lines as well as detailed legal descriptions that might mention a suggestion for further investigation into a particular matter.

While a standard boundary survey may show the precise boundary lines between different parcels of land, it doesn’t necessarily indicate any improvements that have been made to the land. Additionally, standard land surveys do not need to confirm to any minimum detail requirements unlike ALTA surveys. This intense detail is essential for valuable commercial buildings.

ALTA standards are applied to all  surveys so that each one shows the same level of detail and information.

ALTA surveys must include the names of the affected parties, such as the buyer, lender, title company etc. Plus, the surveyor must work closely with the land title insurance company when creating the map to ensure that all the necessary details are covered.

How to get it?

ALTA surveys can be very expensive and time consuming – but very worthwhile. To get one done you will need to contact a land surveyor that is a member of the American Land Title Association (ALTA), as these are the only ones who are licensed to conduct an ALTA survey.

There are several items of information you need to have before getting a survey. Firstly, the land surveyor will require the names of the parties to whom the survey will be certified; next, a copy of the current title commitment (and supporting documentation); and finally, a range of documents as agreed between you and the land surveyor regarding the terms of the real estate contract.

There are hundreds of land surveyors that can conduct surveys across the USA, so it is easy to get hold of one. You can find them either on the internet, in your local directory or by asking for a recommendation from friends or colleagues.

To learn more about ALTA surveys and various other land and property surveys, be sure to visit the all new Land Surveyors website.

Residential Land Surveying

There are many different types of land surveys. Residential land surveys are among the most common, and are the type of survey most likely to be encountered by the general public. Residential land surveying involves the precise measurements of the boundaries of a certain piece of real estate. This may also be called a boundary survey. Land surveys may be used in the case of property disputes or before you build on the land; title and lending companies may also require a land survey showing structures on the property.

Residential land surveying is much more complicated than simply measuring the boundaries of your land according to the property deed. Land surveyors actually research and then plot the true boundaries of the property. One step that is often forgotten about by those considering a survey of their land is the research that begins before the actual measurements may be taken.

The first step of a land survey is to search for any records concerning the property. These include title certificates, deeds, and other papers. Then, the land surveyor researches past surveys, easements, and other records which may influence his findings. Most of today’s homes are built on property that was sold after dividing up a larger piece of property; this can make the survey’s job more challenging, especially if this division was not surveyed or recorded properly.

Once the surveyor understands the historic boundaries of the property, the land surveyor will take the measurements of your land, determining whether the in-use boundaries conflict with the boundaries recorded in records or past surveys. Various points are marked, usually using stakes, to make re-surveying the land easier at some point in the future.

The measurements may be taken using a transit and tape measure, or an electronic tool known as an EDM. Today, GPS may also be used for land surveys, though not usually in areas that are heavily wooded. Newer technology is allowing residential land surveying to be undertaken with very accurate results.

Usually, a land surveyor will measure each location multiple times, averaging these results to determine the true position of the point. The location of boundaries and easements will then be marked on your land. After the measurements are complete and have been marked on your land, the land surveyor will generally walk the property with you, pointing out the landmarks measuring each point, such as a plastic or metal stake. Then, the surveyor will advise you on any differences between the current survey and previous surveys or records of the land, including any areas where neighboring property owners have encroached on the land.

When a professional land survey is complete, the property lines as stated by the licensed surveyor become the legal boundaries of the property. Usually, these boundary lines do not differ significantly from the previously accepted land boundaries, but this is not always the case. In some situations, your neighbors will also need to have a residential land survey conducted as well, if there is a boundary dispute. Having your property surveyed by a residential land surveyor can give you peace of mind as you gain certainty about the exact boundaries of your property.

We at Point to Point Land Surveyors pride ourselves on accuracy, customer service and quality work delivered on time, guaranteed. Residential land surveys are a specialty.

What is a boundry survey?

A boundary survey determines the property lines of a parcel of land described in a deed. It will also indicate the extent of any easements or encroachments and may show the limitations imposed on the property by state or local regulations.

When is a survey needed?

A survey is strongly recommended before buying, subdividing, improving or building on land. Surveying the parcel before these activities ensures that the expense and frustration of defending a lawsuit, moving a building, or resolving a boundry dispute can be avoided.

What does a standard boundary survey entail?

The surveyor thoroughly examines the historical records relating to the land in question and often all lands surrounding it. In addition to the Registry of Deeds this research may include: the Registry of Probate, county commissioners’ offices, town offices, historical associations and the Department of Transportation. The surveyor may also talk with prior owners and adjoiners.

The field work begins after the research and involves establishing a control network of known points called a traverse. The points are used to search for and locate existing monuments and other evidence of the boundaries. Although the field portion of a survey is the most visible phase of surveying, it usually represents only a third of the entire project.

The results of the field work are compared with the research and the surveyor then reconciles all the information to arrive at a final conclusion about the boundaries. A second field trip is then needed to set the new monuments. Finally, the surveyor will draft a plan, prepare a legal description and write a report.

How much does a survey cost?

The cost of a boundary survey depends on many variables, some of which can not be known until after the work has started. The size, terrain, vegetation, location and season affect the charges and can usually be estimated fairly accurately. However, the surveyor will not know if deeded monuments are missing or if they conflict with the description until well into the survey.

The complexity of the research is also usually not known until the surveyor begins the actual work. Some parcels have passed through many owners over the years. Some may have added adjacent parcels or sold off portions of the orginal lot. The more outparcels and consolidations there have been, the more complex and costly the research becomes. Many deeds are “abutter deeds” which use the neighbors’ names to define boundaries. In some cases it may be necessary to research parcels far removed from the land being surveyed to assemble the jigsaw puzzle of old deeds and it is not unusual for the research to account for 50% or more of the total survey cost.

What are the results of a boundary survey?

Depending on the services agreed on, a boundary survey may produce:

1. Monuments at all property corners
2. A written description of the property
3. A plan of the property
4. A report explaining the basis of decisions and judgements made to determine the boundaries.

How will the boundaries be marked?

This also depends on what the client and the surveyor have agreed to. Monuments may include wooden posts, iron pins or pipes, marked trees or concrete monuments. Maine survey standards require that each monument set by a surveyor must clearly show his or her license number. Additionally, you may want to have the surveyor blaze and/or paint trees along the boundary line.

Land surveying can be defined as a scientific or legally sufficient method to determine the location of points on the surface of the earth, the angles formed by such points, the distance between them. According to historical records, land surveying was practiced by the ancient Egyptians even prior to the construction of the Great Pyramids. Surveyors in ancient Egypt and other people interested in civil law recognized the importance of surveying in civilized society and began keeping a registry of land surveys as early as 3000 BC.

As a scientific method of inquiry and research, land surveys incorporate elements of geometry, physics, math, engineering, and law into their determination. Land surveys satisfy important needs in many fields. For example, topographic surveys are used by geologists and cartographers in order to create elevation maps. Archaeologists refer to current and historic surveys prior to conducting excavations.

Engineers and builders will not risk beginning a new construction project without reliable surveys onsite. Real estate and mortgage professionals require knowledge of land boundaries and precisely where a building structure is located prior to closing a transaction. Title insurers, attorneys, and judges depend on the accuracy of legal descriptions provided by a land survey in order to resolve property litigation issues.

The basic legal purpose of land surveying is to determine boundaries. This can be accomplished by establishing where the metes and bounds of land begin and end. Civilized society has depended on the accuracy of land boundaries to respect the borders of sovereign states, jurisdictions, municipalities, land use planning, and private property. To this extent, different types of land surveys are used these days to recognize and respect boundaries.

American Land Title Association (ALTA) survey

In the United States, the real estate and mortgage lending industries rely on whether the title to a property can be insured or if it is ¨marketable¨. This means whether an insurance company would consider taking the risk of issuing a policy insuring ownership, or if the land and structures attached to it can be readily transferred without fear of outside claims. The American Land Title Institute, along with the American Congress on Surveying and Mapping and the National Society of Professional Surveyors, have adopted and developed a set of minimum standard detail requirements for land surveys to be used in any legal matters pertaining to the transfer and conveyance of real estate. The ALTA survey is essentially a boundary survey that meets and exceeds the standards set in different states. In most cases, ALTA surveys are thought of being legally sufficient. These comprehensive surveys require written authorization from the client. Many important issues are addressed in ALTA surveys: boundaries, structural location, easements, encroachments, estoppels, etc.

Cadastral survey

All countries in the world posses some type of land registry records system that identifies boundaries. In the United States, for example, the Public Land Survey System keeps plats, diagrams, sketches, maps, and other documents that establish the boundaries of all public and governmental use lands in the country. This is known as a cadastral system. Local governments have an interest in land surveying for the purpose of taxation. A cadastral survey is a search conducted from records kept in a public land record registry. Comprehensive land surveys such as the ALTA include cadastral surveying.

Boundary survey

Government offices that issue building permits will often require a minimum of a boundary survey or sketch prior to granting commencement of construction work. The property lines must be clearly defined in these surveys in order to spot possible issues such as easements and encroachments.

Site planning survey

In addition to identifying boundaries and obtaining the required building permits, architects and engineers will need a topographic survey that identifies elevation features in order to create a site plan. Construction of tall structures often requires the review of site planning surveys prior to breaking ground.

Subdivision survey

The construction of new housing complexes that include several units arranged in neighborhood blocks often requires that a tract of parcel of land be divided into smaller parts. To this effect, a subdivision survey that includes topographical elements must be used. This type of survey is not only used for construction purposes. Lot design, drainage, street access, landscaping, utility mapping, and recording are also dependent on subdivision surveys.

Mortgage inspection

In certain mortgage lending operations, a simple review of existing surveys, public records, and other legal documents may be sufficient to prove ownership, easements, and/or encroachments. While mortgage inspections may include a sketch and even indicate boundaries, these are not true surveys.

GPS survey

The rising popularity of geographical positioning systems has found its way in land surveying. While GPS surveys are not as complete as ALTA surveys, they are being used for urban planning and to augment the cadastral recording systems. The useful Geographic and Land Information Systems rely on GPS data, and these systems are increasingly being used as reference by land surveyors.

Court Exhibit or Judicial Survey

In property litigation, a court may appoint an expert land surveyor to provide careful and detailed analysis of legal descriptions, prior surveys, maps, recorded documents, and other existing evidence in order to settle a dispute over real estate.

About Author
As a full time business consultant and top performing real estate agent in the NY/NJ area, Angela along with her associates now share their expertise in various real estate and land surveying topics exclusively on the landsurveyors.com website. To learn much more about land and property surveys, be sure to visit landsurveyors.com for all your land survey needs.

The American Land Title Association (ALTA) is a professional trade union that has helped establish conformity and quality among boundary land surveys in the USA.

What is an ALTA Survey?

They are special boundary surveys that are specifically used for land title insurance purposes. All ALTA surveys must meet the minimum requirements as set out jointly by ALTA (American Land Title Association) and the American Congress on Surveying and Mapping (ACSM).

ALTA surveys are very complex land surveys – much more detailed than standard land surveys – and can take weeks to complete.

What are they used for?

They are generally created for title companies, lenders and title insurance companies. The ALTA survey provides detailed information for the lender, buyer and title insurer about the present and future situation of the land in question.

They can cost thousands of dollars, and because of this they are usually only conducted on commercial properties that can’t afford not to have the legal benefits of an ALTA survey.

If a buyer of property or land wants to apply for extended coverage owner’s title policy then they must provide the insurer with an ALTA survey so that standard exceptions can be deleted from their policy. This includes easements and claims of easements not shown on public records and encroachments, overlaps, boundary line disputes and other things that would not be disclosed by a standard survey and inspection.

What does it show?

ALTA surveys are the most detailed type of survey you can obtain and so they show a lot of different information on the one map.

Surveys that conform to ALTA standards show information that a standard land survey may not. This includes: fences, trails, roads, utility lines as well as detailed legal descriptions that might mention a suggestion for further investigation into a particular matter.

While a standard boundary survey may show the precise boundary lines between different parcels of land, it doesn’t necessarily indicate any improvements that have been made to the land. Additionally, standard land surveys do not need to confirm to any minimum detail requirements unlike ALTA surveys. This intense detail is essential for valuable commercial buildings.

ALTA standards are applied to all  surveys so that each one shows the same level of detail and information.

ALTA surveys must include the names of the affected parties, such as the buyer, lender, title company etc. Plus, the surveyor must work closely with the land title insurance company when creating the map to ensure that all the necessary details are covered.

How to get it?

ALTA surveys can be very expensive and time consuming – but very worthwhile. To get one done you will need to contact a land surveyor that is a member of the American Land Title Association (ALTA), as these are the only ones who are licensed to conduct an ALTA survey.

There are several items of information you need to have before getting a survey. Firstly, the land surveyor will require the names of the parties to whom the survey will be certified; next, a copy of the current title commitment (and supporting documentation); and finally, a range of documents as agreed between you and the land surveyor regarding the terms of the real estate contract.

There are hundreds of land surveyors that can conduct surveys across the USA, so it is easy to get hold of one. You can find them either on the internet, in your local directory or by asking for a recommendation from friends or colleagues.

To learn more about ALTA surveys and various other land and property surveys, be sure to visit the all new Land Surveyors website.