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.
A survey is strongly recommended before buying, subdividing, improving or building on land. Surveying the parcel prior to these activities ensures that frustration and expense of defending a lawsuit, moving a building, or resolving a boundary dispute can be avoided.
A clear title means that the parcel is free from any encumbrances, burdens or other limitation; it is the proof of ownership. It does not identify the property on the face of the earth nor does it guarantee the correct acreage
Surveys entail the examination of the historical records relating to the parcel 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.
Field work begins after the research is completed and involves the search for and location of existing monuments and other evidence of the boundaries. Although this portion of a survey is the most visible phase, it usually represents only a third of the entire project.
The results of the field work is then compared with the research and the surveyor reconciles all the information to arrive at a final conclusion about the boundaries. A second trip is then needed to set any new monuments.
The final result will be a plat of the parcel conforming to state, county, city, or town requirements.
Closing/Mortgage Surveys are used by mortgage and title companies to determine which major buildings are on your land, such as a garage, house or shed and also note whether your property is free of encroachments on a neighbor's property; a neighbor encroaching on your property; or an encroachment into a recorded easements and required building setbacks. A mortgage survey includes a review of the current deed description, field measurements during which monuments found are assumed to be correct, as opposed to a boundary survey which determines the correct location of the monuments, and the preparation of a plat of the parcel conforming to state, county, city, or town requirements.
An ALTA/ACSM land survey is prepared for the purpose of issuing title or mortgage insurance. American Land Title Association, National Society of Professional Land Surveyors and American Congress on Surveying and Mapping, specify the data to be shown on the survey and this includes boundary lines, location of the main building including improvements, location of ancillary buildings, the identification of easements (access rights by service companies such as water, gas, telephone, railways and other utilities).
An ALTA Land Survey guarantees to meet the requirements for an ALTA/ACSM Land Title Survey as detailed by the American Land Title Association, National Society of Professional Surveyors and the American Congress on Surveying and Mapping.
Topographic Surveys depict the horizontal and vertical characteristics of the land surface. These characteristics include surface elevation, natural features, and man-made features. Natural features include such features as hills, valleys, plains, summits, depressions, trees, streams, and lakes. Man-made features include highways, bridges, dams, wharfs, buildings, and so forth. These surveys are performed for new development, redesign of existing facilities and drainage design.
Wetland surveys are a prerequisite for wetland inventory and for wetland development planning, management, protection, and restoration. These provide information on wetland type, location, size and are used by Local, State, and Federal agencies, as well as by private industry and organizations. They are used for many purposes, including the development of comprehensive resource management plans, environmental impact assessments, proposed construction buffers, natural resource inventories, habitat surveys, and the analysis of trends in wetland status.
Based on the as-built or design drawings we can create easement plats for any permanent and temporary utilities, temporary construction easement and permanent access and maintenance easements that meet municipal requirements.
Digital Terrain Modeling (DTM)
A Digital Terrain Model (DTM) is a topographic model of a project site. These models are composed of topographic surveys or design elevations. The advantages of having a digital model for a construction project is that it can be easily uploaded into machine controlled earth moving equipment making grading and excavating more efficient. With a few control points and benchmarks a whole site can be graded without the need to perform conventional construction layout and the need of re-staking due to points being run over or disturbed is eliminated. Having an existing topographic model and a design model produces very accurate quantity takeoff calculations, making cost estimating exact. Engineers using digital models design and analyze projects more rapidly, allowing them the ability to test many different scenarios before finalizing their design.
Utility Modeling (Infrastructure BIM)
Building Information Modeling (BIM) is a process involving the generation and management of digital representations of physical and functional characteristics of a facility. The resulting building information models become shared knowledge resources to support decision-making about a facility from earliest conceptual stages, through design and construction, through its operational life and eventual demolition. Using the latest in 3D software we transform as-built data into precise BIM utility models allowing engineers the ability to test and analyze different scenarios before finalizing their design. This documentation process produces a more efficient design, streamlines the construction process, makes facility updating and expansion more rapid and demolition safer.
A Plot Plan is a general property plan used to verify that the proposed work meets the city zoning codes for any of the following: new homes, additions, decks, pools, garages, sheds, moving buildings or any other exterior construction on a residential lot. It is considered a construction document only and it is not suitable for land conveyance. The requirements for plot plans vary by municipality.
As-Built Surveys (Record Drawings) are surveys that show the built location of infrastructure. They also show any deviation from the design and are a data base for utility companies in the event that a repair needs to take place. By showing the exact location of a utility, repair crews can easily find and replace the broken piece. They are also used in the easement acquisition process to determine the amount of area needed to safely maintain the utility.
Volume Surveys performed to monitor and tract the amount of material coming into and out of a site. This is usually done by comparing a survey completed before any work has taken place to survey completed after the work is finished. The surveys are performed on sites that are being excavated and filled, any areas that have stock piles, mining and quarry pits and ponds to verify the amount of water being retained. This allows us to calculate very accurate quantities for documentation.