Archives: Services

ALTA/NSPS Land Title Surveys Overview

Per the tenure system and role of title insurance in the United States, there is no guarantee of ownership of real property. Rather, a deed is proof of potential ownership, not a guarantee. To learn more about real property ownership, visit the NSPS website to learn more.

Boundary Surveys Overview

Boundary Surveys locate and note the parameters of a parcel. Boundary surveys find existing property lines and define true property corners of a parcel of land as described in a deed. They also indicate the extent of any easements or encroachments. The survey may show the limitations imposed on the property by state or local regulations as well. Boundary surveys are often required before seeking a mortgage on a property. They are also beneficial when seeking to add an improvement to your property.

Topographic Surveys Overview

Topographic Surveys or Contour Surveys are used to establish elevations on the parcel. They may be required as part of real estate transactions, civil engineering design, and construction projects. They show elevations and grading features for architects, engineers, and building contractors. Elevation could greatly impact the planning phase since you may have to adjust your plans to level out elevation or work around it. A parcel’s elevation could determine whether it is suitable for your intended purpose in the first place. Consider a topographic survey as a proactive step to ensure that your property will be ideal for your plans.

As-Builts Overview

An As-Built Survey is used to locate construction improvements. Local or state zoning boards may require as-built surveys during a construction project or afterwards to verify that improvements are complying with applicable regulations and your proposed plans already on file. Cities and counties often require an as-built survey, which would include all buildings, parking lot details, utilities, sewer. storm drains, and curbs, for your business to receive a certificate of occupancy. Lenders will sometimes require as-built surveys as well.

Construction Staking Overview

Construction Staking, also known as Construction Layout or Site Layout Survey, is the process of analyzing and interpreting architectural and civil engineering plans and calculating appropriate offset points, survey points and elevations. The process also requires placing stakes to mark the location and elevation of proposed grades, detention ponds, utility structures, curb and gutter, buildings or any other improvements as shown on the approved engineering design drawing or architectural plans. These stakes are set for each stage of construction, from rough grading to project completion. A professional construction staking helps ensure that the job is executed as intended and all details of the job are accounted for on site.

FEMA-Flood Elevation Certificates Overview

A flood elevation certificate is a document required for properly classifying properties that fall within FEMA’s flood map zones. The certificate is used to determine flood insurance policy rates. A community’s permit file must have an official record that shows new buildings and substantial improvements in all identified Special Flood Hazard Areas (SFHAs)are properly elevated. This elevation information is needed to show compliance with the floodplain management ordinance. FEMA encourages communities to use their Elevation Certificate to fulfill this requirement since it also can be used by the property owner to obtain flood insurance. If you are interested in learning more about FEMA’s Elevation Certificate.

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Property Line Staking Overview

Property Line Staking is often required to build a fence, outbuilding, or other improvements. Having property line staking completed is an important step that every landowner should take to protect the value of their property. If you are hoping to install a perimeter fence, a pool, or a garden shed, you will need to know where your property ends and your neighbors’ property begins. Not only will this help you avoid conflict with your neighbors, but you will also feel confident that no one will claim your improvement infringes on their property.