A Guide To The Different Types Of Property Surveys

So you’ve decided to buy a new property, but before you sign on the dotted line, there’s an important step you shouldn’t overlook: getting a property survey. But with so many different types of surveys out there, how do you know which one is right for you? In this article, we’ll take you through a comprehensive guide to the different types of property surveys available, explaining what each one entails and helping you make an informed decision about which survey is best suited to your needs. Whether you’re a first-time buyer or a seasoned property investor, this guide is here to ensure you have all the information you need to make a confident and well-informed decision about your future property purchase.

Table of Contents

Understanding Property Surveys

Property surveys are essential examinations conducted by professional surveyors to determine the precise boundaries, characteristics, and features of a piece of land or property. These surveys provide crucial information and data that can be used by homeowners, developers, and other stakeholders for various purposes. Whether you are buying, selling, or developing a property, understanding the different types of property surveys can greatly benefit you.

Defining Property Surveys

Property surveys encompass a range of surveying techniques and methodologies that serve specific purposes. These surveys involve the use of advanced equipment, such as total stations, GPS receivers, and laser scanners, to accurately map out and measure the features of a property. The information gathered during property surveys helps to establish legal boundaries, identify potential issues or concerns, and facilitate effective decision-making.

The Importance of Property Surveys

Property surveys play a crucial role in various scenarios, such as real estate transactions, property development, land management, and dispute resolution. Here are some reasons why property surveys are important:

Legal Compliance: Property surveys ensure compliance with legal requirements by accurately delineating property boundaries and meeting zoning regulations.
Avoiding Disputes: Property surveys help prevent boundary disputes with neighboring properties, as they provide clear evidence of property lines.
Identifying Easements and Right-of-Ways: Surveys reveal the existence and location of easements or right-of-ways on a property, which may impact its use or restrict certain activities.
Risk Assessment: Surveys identify potential risks and hazards on a property, such as encroachments, flood zones, or geological issues, enabling informed decision-making.
Planning and Development: Surveys provide crucial information for site planning, subdivision, and construction projects, ensuring efficient and effective utilization of the property.

A Guide To The Different Types Of Property Surveys

Situations that Require Property Surveys

There are several situations where property surveys are necessary. These include:

Property Transactions: Before purchasing or selling a property, a survey is conducted to accurately determine its boundaries, potential encroachments, and any other pertinent information.
Development Projects: Property surveys are crucial for site planning, construction, and subdivision projects, as they provide the necessary information for design and land use considerations.
Boundary Disputes: In cases of boundary disputes between neighboring properties, property surveys are conducted to clarify and resolve the issue.
Easement or Right-of-Way Conflicts: When there is a dispute over easements or right-of-ways, property surveys help determine the exact location and extent of such rights.
Land Use Optimization: Surveys contribute to developing land use strategies, such as determining the best positioning of buildings, roads, utilities, or other infrastructure elements.

Boundary Surveys

What is a Boundary Survey?

A boundary survey is a surveying process that defines the legal boundaries of a property. It involves accurately measuring and mapping the property’s boundaries, corners, and related features, such as fences or markers. The resulting boundary survey document provides essential information for landowners, buyers, and legal professionals.

Why a Boundary Survey is Necessary

A boundary survey is necessary for several reasons:

Property Ownership Clarity: A boundary survey provides clarity on property boundaries, which helps avoid disputes with neighboring landowners and ensures a clear understanding of property ownership.
Legal Compliance: A boundary survey ensures compliance with zoning regulations, setback requirements, and other legal aspects of property development.
Construction and Planning: The accurate boundaries identified in a boundary survey are essential for construction projects, site planning, and subdivision activities, enabling efficient land use and development.
Peace of Mind: By obtaining a boundary survey, landowners can have peace of mind knowing that their property is accurately identified and legally defined.

Process of Carrying out a Boundary Survey

The process of conducting a boundary survey typically involves the following steps:

Research: The surveyor conducts extensive research to gather relevant information, such as property deeds, historical documentation, and previous surveys, to determine the boundaries of the property.
Fieldwork: Using advanced surveying equipment, the surveyor physically measures the property boundaries, locating corner markers or other boundary indicators.
Analysis and Documentation: The collected data is analyzed, calculations are performed, and a boundary survey document is prepared. This document includes a detailed map, legal descriptions, and any necessary additional information.
Communication and Explanation: The surveyor communicates the survey results to the client, explaining the findings and addressing any questions or concerns.

Site Planning Surveys

Overview of Site Planning Surveys

Site planning surveys are specifically designed to provide comprehensive information about a property’s characteristics and features. These surveys are essential for effective land development and planning, enabling stakeholders to make informed decisions regarding project design, infrastructure placement, and environmental considerations.

Importance of Site Planning Surveys

Site planning surveys offer several key benefits:

Optimal Land Use: By conducting a site planning survey, property owners and developers can determine the best positioning of buildings, roads, utilities, and other infrastructure to maximize land use efficiency.
Environmental Considerations: Site planning surveys provide information about natural features, such as terrain, water bodies, vegetation, and ecological assets, helping to minimize the impact of development on the environment.
Infrastructure Placement: These surveys assist in identifying suitable locations for utility services, drainage systems, and transportation access points, ensuring efficient connection and coordination.
Improved Design: Site planning surveys provide accurate information for architectural and engineering design professionals, enabling them to create designs that align with the property’s unique characteristics.

How Site Planning Surveys are Conducted

The process of conducting a site planning survey typically involves the following steps:

Data Collection: Surveyors collect various data, including boundary information, topographic features, existing buildings, utilities, and environmental elements.
Topographic Survey: A topographic survey measures and records the property’s natural and man-made features, such as elevation contours, vegetation, buildings, and roads.
Utility Location: Surveyors identify and locate existing utility services on the property, such as water lines, sewage systems, electricity, and gas lines.
Environmental Assessment: Depending on the project’s scope, surveyors may conduct environmental assessments, including wetland delineation, habitat assessments, or ecological surveys.
Analysis and Reporting: The gathered data is analyzed and compiled into detailed reports, which include maps, drawings, and any other relevant information necessary for the site planning process.

A Guide To The Different Types Of Property Surveys

Topographical Surveys

Understanding Topographical Surveys

Topographical surveys, also known as contour surveys or land surveys, provide detailed information about the surface features of a property. These surveys capture the natural and man-made features of the land, including elevation changes, vegetation, buildings, water bodies, and other topographic elements.

Necessity for Topographical Surveys

Topographical surveys are necessary for various reasons:

Construction Projects: Topographical surveys are crucial for construction projects, as they provide accurate elevation data and aid in designing structures that are suitable for the site’s terrain.
Drainage Design: By providing detailed information on the property’s topography, topographical surveys assist in planning drainage systems, preventing flooding and erosion issues.
Environmental Assessment: Topographical surveys contribute to environmental assessments, such as wetland delineation, flood risk analysis, or ecological investigations.
Landscaping and Earthworks Design: Topographical surveys enable landscape architects and designers to create appropriate landscaping plans, incorporating natural features and contouring the land for optimal aesthetics.

Methodology of Conducting Topographical Surveys

The process of conducting a topographical survey involves the following steps:

Setting Control Points: Surveyors establish control points across the property to ensure accurate spatial referencing and measurements.
Measuring Elevations: Using various surveying instruments, such as total stations and GPS receivers, surveyors measure elevations at regular intervals across the property, creating a contour map.
Recording Features: Surveyors record the property’s natural and man-made features, such as trees, buildings, fences, roads, bodies of water, and underground utilities.
Data Processing: The collected data is processed and converted into a digital format, allowing for easy interpretation and analysis.
Generation of Maps and Reports: Based on the gathered data, surveyors generate topographic maps and reports, presenting the land’s characteristics, including contour lines, spot elevations, and feature locations.

Location Surveys

Introduction to Location Surveys

Location surveys, also referred to as positioning surveys or stake-out surveys, involve the precise determination of points or features on a property. These surveys are typically conducted to ensure that specific elements, such as buildings, roads, utilities, or infrastructure, are correctly positioned according to the design or engineering plans.

Reasons for Conducting Location Surveys

Location surveys serve several purposes:

Construction Layout: Location surveys are crucial during the construction phase to mark the exact locations of structures, foundations, roadways, and utilities, helping construction crews accurately follow design plans.
Property Development: Location surveys aid in the development of properties by precisely positioning various elements, such as landscaping features, parking lots, signage, or outdoor amenities.
Infrastructure Installation: Location surveys are necessary when installing underground utilities, ensuring that pipes, cables, or conduits are accurately positioned and coordinated.
Boundary Marking: Location surveys assist in marking boundaries or reference points on a property, providing clear indications of land ownership and dividing lines.

Procedure for a Location Survey

The process of conducting a location survey typically involves the following steps:

Reviewing Design or Engineering Plans: Surveyors thoroughly review the design or engineering plans to understand the desired positions of specific features or elements.
Establishing Control Points: Control points are set up to provide precise positioning references for the survey work.
Physical Measurements and Marking: Surveyors use various measuring instruments, such as total stations or GPS receivers, to physically determine the location of specific points or features. These locations are then marked on the ground using stakes, flags, or other markers.
Verification and Adjustment: The survey work is verified and adjusted as necessary to ensure accuracy and alignment with the design or engineering plans.
Documentation: A location survey report is produced, documenting the survey findings, including measurements, coordinates, and any other relevant information.

Subdivision Surveys

Defining Subdivision Surveys

Subdivision surveys involve dividing a larger parcel of land into smaller lots or sections. These surveys are conducted to establish boundaries and create legal descriptions for each subdivision lot, enabling their individual sale or development.

The Role of Subdivision Surveys

Subdivision surveys play a crucial role in land development and real estate transactions:

Lot Identification: Subdivision surveys identify and define the boundaries of each individual lot within the larger parcel, enabling clear identification and differentiation.
Title Creation: Subdivision surveys facilitate the creation of individual titles for each lot, allowing for separate ownership or sale.
Legal Compliance: These surveys ensure compliance with zoning regulations, setback requirements, and other legal aspects of subdivision activities.
Infrastructure Planning: Subdivision surveys aid in planning infrastructure, such as roads, utilities, and drainage systems, to serve the individual lots within the subdivision.

Carrying out a Subdivision Survey

The process of conducting a subdivision survey involves the following steps:

Initial Research: Surveyors review existing records, such as property deeds and previous surveys, to understand the historical information and legal requirements related to the subdivision.
Boundary Determination: The surveyors physically locate and mark the existing boundaries of the larger parcel, ensuring accuracy and preventing encroachments.
Lot Design and Flagging: Using the desired lot sizes and configurations, surveyors design the smaller subdivision lots and mark their boundaries on the ground using stakes or flags.
Survey Documentation: A subdivision survey document is prepared, which includes detailed maps, legal descriptions, and any additional information required for the subdivision process, such as easements or access requirements.
Legal Filing: The subdivision survey document is submitted to the relevant authorities for review and approval before the official creation of individual titles and the subdivision becoming legally recognized.

ALTA/NSPS Land Title Surveys

Understanding ALTA/NSPS Surveys

ALTA/NSPS Land Title Surveys, commonly known as ALTA surveys, are comprehensive surveys adhering to specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These surveys provide detailed information required by lenders and title insurance companies to assess the potential risks associated with a property.

Why ALTA/NSPS Surveys are Done

ALTA/NSPS surveys are typically performed for commercial properties and involve the following objectives:

Risk Assessment for Lenders: ALTA/NSPS surveys identify potential risks, such as encroachments, easements, or unrecorded rights-of-way, that may impact the property’s value or ability to secure financing.
Title Insurance Requirements: Title insurance companies often require an ALTA/NSPS survey to issue an accurate policy and mitigate potential claims related to property boundaries, encumbrances, or conflicting rights.
Transaction due diligence: Buyers and sellers of commercial properties rely on ALTA/NSPS surveys to ensure a clear understanding of the property’s boundaries, encroachments, and other relevant features before completing a transaction.

Process of Undertaking ALTA/NSPS Surveys

The process of conducting an ALTA/NSPS survey typically includes the following steps:

Research: Surveyors perform extensive research, accessing public records, plats, deeds, and other relevant documents to gather information about the property’s legal description, rights-of-way, and nearby encumbrances.
Fieldwork: Surveyors conduct physical measurements on the property, including boundary identification, topographic features, buildings, utilities, and any other elements required by the ALTA/NSPS standards.
Document Preparation: Information obtained during the survey is compiled into a detailed survey document specifically formatted to meet the ALTA/NSPS standards. This document includes descriptions, maps, and required certifications.
Certification and Legal Compliance: The completed ALTA/NSPS survey document is certified by a licensed surveyor and submitted to the relevant parties, ensuring compliance with ALTA/NSPS standards and requirements.

Construction Surveys

Overview of Construction Surveys

Construction surveys are conducted to provide accurate positioning and layout information during the construction phase of a project. These surveys ensure that buildings, infrastructure, and other features are constructed in the correct locations, according to the design plans.

Importance of Construction Surveys

Construction surveys offer the following key benefits:

Accurate Positioning: Construction surveys provide precise information about the location and layout of structures, foundations, roads, utilities, and other construction elements, ensuring accurate alignment with design plans.
Quality Assurance: By comparing the actual construction with the survey data, construction surveys help ensure the quality and integrity of the built structures, minimizing errors, and reducing costly rework.
Coordination and Safety: Construction surveys assist in coordinating various construction activities, ensuring that different elements, such as utility lines, buildings, and roads, are appropriately positioned to facilitate safety and efficiency.
Legal Compliance: Construction surveys help comply with zoning regulations, setback requirements, and other legal aspects, ensuring that construction activities adhere to the corresponding regulations and permits.

Steps in Demarking a Construction Survey

The process of demarcating a construction survey typically involves the following steps:

Reviewing Design Plans: Surveyors familiarize themselves with the construction design plans, understanding what needs to be built and the exact positioning of various elements.
Setting Control Points: Control points are established across the construction site, enabling precise positioning references for subsequent survey work.
Staking and Layout: Using surveying instruments and measurement tools, surveyors stake and mark the locations of structures, foundations, roads, utilities, or other features according to the design plans.
As-Built Surveys: Throughout the construction process, surveyors conduct as-built surveys to verify that the actual construction aligns with the design plans. Any discrepancies or deviations are documented for evaluation and potential adjustments.
Final Survey and Documentation: Once construction is complete, surveyors perform a final survey to confirm that the finished structures and features are positioned correctly. A final survey document is prepared, including detailed drawings, measurements, and any relevant information required for record-keeping and future reference.

Aerial Surveys

Explaining Aerial Surveys

Aerial surveys involve the use of aircraft, drones, or satellites to capture images, videos, or data of a property from above. These surveys offer a unique perspective and enable surveyors to gather valuable information about large areas or inaccessible locations.

When to Conduct an Aerial Survey

Aerial surveys are particularly useful under the following circumstances:

Large-Scale Projects: Aerial surveys efficiently cover large areas, making them an ideal choice for projects such as infrastructure development, urban planning, or land management on a regional or national scale.
Inaccessible Areas: Aerial surveys provide access to hard-to-reach or hazardous locations, such as steep slopes, dense forests, or bodies of water, that may be difficult or unsafe for ground-based surveyors to reach.
Environmental Assessment: Aerial surveys contribute to environmental assessments, such as mapping vegetation cover, monitoring habitat changes, or identifying potential risks (e.g., erosion, forest fires, or pollution) in extensive areas.
Infrastructure Inspection: Aerial surveys can be used to inspect or assess the condition of large infrastructure systems (e.g., power lines, pipelines, or bridges) quickly and efficiently.

The Aerial Survey Procedure

The procedure for conducting an aerial survey involves the following essential steps:

Planning: Surveyors determine the survey objectives, define the area to be covered, and decide on the appropriate aerial platform (e.g., aircraft or drones). Flight paths and camera specifications are also planned to ensure effective data collection.
Data Collection: Using specialized equipment, such as aerial cameras, LiDAR sensors, or thermal scanners, aerial imagery and data are collected during the designated flight, capturing the desired information about the property or area of interest.
Post-Processing: Captured data is processed using advanced software and algorithms to create accurate maps, 3D models, photogrammetric outputs, or other required deliverables.
Data Analysis and Interpretation: Surveyors analyze the processed data, identifying key features, extracting relevant information, and generating reports or visual presentations for further analysis or decision-making.
Data Integration: Aerial survey data is often integrated with other geospatial information, such as topographic surveys or GIS data, for a comprehensive and holistic understanding of the property or area being surveyed.

Choosing the Right Property Survey

Understanding your Needs

When it comes to selecting the right property survey, it is essential to consider your specific needs and objectives. Ask yourself questions such as:

What is the purpose of the survey? Whether it is for a property transaction, development project, or boundary dispute resolution, each situation may require a different type of survey.
What information do you require? Determine the specific information you need from the survey, such as boundary details, topographic features, or infrastructure positioning.
What is your budget and timeline? Consider your budget constraints and desired timeline for the survey. Some surveys may require more extensive fieldwork, specialized equipment, or additional analysis, impacting the overall cost and duration.

Consulting with Surveying Experts

Seeking advice and guidance from professional surveyors is crucial in choosing the right property survey. Surveying experts have the technical skill and experience to assess your requirements and recommend the most appropriate survey type for your specific situation. They can also provide valuable insights and considerations based on local regulations, industry standards, and potential project challenges.

Evaluating Different Survey Types

Once you have considered your needs and consulted with surveying experts, it is important to evaluate the different property survey types available. Review the characteristics, objectives, and methodologies of each survey type discussed in this article, paying close attention to how they align with your specific requirements. Consider factors such as accuracy, cost, duration, and the deliverables provided by each survey type. By thoroughly evaluating different survey types, you can make an informed decision and choose the survey that best meets your needs.

In conclusion, understanding the different types of property surveys is essential for making informed decisions related to land transactions, development projects, and property management. Each survey type serves a particular purpose and offers unique benefits. By selecting the right survey type, you can ensure legal compliance, mitigate risks, and maximize the potential of your property. Consult with surveying experts and thoroughly evaluate the available options to choose the most appropriate survey for your specific needs.