The American Congress on Surveying and Mapping and American Land Title Association have adopted a strict set of standards for surveys typically required by financial institutions and title insurance companies. The ALTA/ACSM Land Title Survey, at its root, is a boundary survey which generally shows the property lines, easements, and other details as mandated by the state standard. However, the stringent standards set forth by ALTA and ACSM require more exhaustive research resulting in a highly detailed report. Because of the uniform process required for these complex surveys, they are acceptable from state to state.

Boundary Surveys are performed to determine the corners or boundary lines for a parcel of land, and indicate easements or encroachments as well as limitations imposed by government regulations. Homeowners frequently request these surveys to document the exact limits of their parcels and to confirm that the boundaries conform with the information contained in the title deed. Boundary Surveys are also conducted for tracts of land that have been subdivided into smaller plots. A Retracement Survey is a Boundary Survey that incorporates the gathering of field evidence with information gleaned from researching legal records (deeds and titles) and “retracing” the boundaries of an original survey.

A crucial first-step in many construction projects is the Construction Stakeout Survey. Excavators and builders will often require a Construction Stakeout Survey prior to even beginning a project, as it provides clear and tangible markers for boundaries, structures, utilities and roadways while taking into consideration both horizontal and vertical positioning. Armed with data and measurements compiled from maps, plans and drawings, our surveyors have the information necessary to then conduct field staking with precision, allowing builders to proceed with an accurate framework for the project.

In order to have an accurate record of the physical conditions of a parcel of land, it is necessary to conduct a topographic survey in which we identify the characteristics of the site – its elevated spots and contours and existing features above and just below the earth’s surface. With the natural and man-made aspects documented – from hills, trees and bodies of water to buildings, utility lines and fences – we have the information necessary to create a base map for the site containing information that is imperative if the land is to be developed.

The As-Built Survey, or “Works As Executed Survey,” is generally performed upon completion of – but also can be done intermittently during – a project in order to document that construction conforms to local zoning regulations or to verify to local and state boards that the work completed is in keeping with specifications set out in the original plans. As-Built surveys identify a site’s buildings and infrastructure at particular points in time, providing useful reference for recording improvements to residential or commercial property.

There is a wide body of projects — ranging from transportation to government, from energy to real estate — which necessitate the use of Utility Surveys in order to ensure a safe working environment. By mapping the location of utility lines both above and below ground, construction companies and excavators are armed with information that can help them avoid interferences that could potentially be dangerous and costly.

GPS technology is a vital aspect of survey and mapping. It provides positioning (latitude, longitude and height) with an accuracy and efficiency that once required an entire team of surveyors. Using satellite signals, survey controls can be established almost anywhere enabling calculation of any position on Earth.

Whether a project involves infrastructure, environment or improvements, we can tailor a detailed report of the geospatial information required by planners and engineers for getting a construction project under way. The Engineering Survey begins as a base map and will ultimately encompass all facets necessary to a project’s successful completion.

Developers seeking to subdivide a parcel of land into smaller lots may require a Subdivision Map in order to proceed with building homes, but this type of service may also be used by a single homeowner who wants to break down his property into two or more parcels. In either scenario, topographical and boundary data for the property to be divided as well as adjacent properties are compiled into a plan to be recorded with the county. Once local approval is granted, building on or selling off newly-created parcels may begin.

When the expertise of a licensed surveyor is necessary in legal matters, we can be called upon to offer testimony in cases in which our knowledge is relevant in court proceedings.

Volumetric Surveys not only provide a quantitative, or measurable, method of representing a project, but also a qualitative, or visual, way to represent the site in two or three dimensions. This type of topographic survey details volume and is useful in quantifying landfills or ponds, excavations or quarries, material stockpiles or dam capacity.

Old railway lines have proven extremely suitable for converting to walking and biking trails. Consider the Shelby Farms Greenline, 7 miles of trails built upon the bed of a former CSX Railroad line, which was abandoned in 2001. When project designers eye a potential site for a Rail-to-Trails conversion, they will need a base map for the proposed trail, and we can provide the necessary reports detailing the precise location of the old railway as well as above- and below-ground utility lines and any man-made structures.

A Legal Description of Land, often required for sales contracts, deeds and mortgages, refers to the written description that identifies a parcel of land and precisely defines its boundaries. An address is not sufficient to identify a piece of property; to delineate exact boundaries, a licensed surveyor must document its exact location, boundaries, dimensions and features.

Environmental surveyors are specialists in all aspects of the management, monitoring and assessment of the environment in the context of real estate, land and construction. The responsible surveyor will take into consideration the potential impact of real estate and construction on the environment as well as the environmental factors that could impact a project. Environmental surveys go hand-in-hand with the Hydraulic Survey, which records the features of bodies of water. The data from these surveys are necessary for the design and construction of bridges, dams and levees, canals and docks; provide information about watersheds, water flow and elevation; and play into projects ranging from irrigation to fracking.

In order to determine a building’s integrity, we perform Structural Monitoring Surveys in the early stages of and during construction. Over the course of the project, targeted points on the site are monitored at set intervals for possible movement which could compromise the structure’s stability. As we analyze the data and report our findings in concert with construction, the engineers are able to make timely and informed decisions going forward. Structural Monitoring Surveys are also useful in monitoring the stability of existing structures, such as bridges and old buildings.

When investigations and lawsuits regarding automobile and industrial accidents call for recreating the attributes of a location at a certain point in time, courts will turn to us to compile an accident survey providing topographical data as well as the spatial relationship to objects at or near the accident scene. By identifying monuments and providing precise distances, our reports are often integral to an investigation or trial. A forensic survey can include exact distances, angles, elevations, locations and identification of site features. Mapping and collecting and analyzing data are not only utilized in accident reconstruction, but also for situations that range from legal disputes over property lines to crime scenes.