Do I Need A Survey? Land surveying is a service that people rarely need, but when the need does arise a little background information on land surveying can help you avoid costly mistakes. You should have a survey done anytime you have boundary changes or land division, ownership transfer, erection of fences or structures that are related to a property boundary. Be aware that land ownership records on file may contradict adjoining and adjacent property descriptions. Gaps and overlaps are not uncommon and a Registered Land Surveyor can help you sort out the true land boundary. Often times boundary lines are taken for granted, be sure that you know where your property boundaries are. The fees of a Registered Land Surveyor will cost you less in time, money and worry when it comes time to buy a strip of your neighbor's land, move improvements or defend a lawsuit.

How Do I Choose Which Surveyor To Hire: A Land Surveyor should never be chosen on price alone, remember the old saying, 'You get what you pay for'. Registered Land Surveyors vary in knowledge and ability so choose a reputable firm that you can put your trust into - competency should be the number one factor. Professionals who are familiar with the locale of your property usually are more cost efficient than those who are not.

What Type Of Survey Do I Need? Please visit our Land Surveying page for a description of the types of surveys that we provide. If you have a specific question regarding the type of survey you need please feel free to give us a call.

How Much Will A Land Survey Cost? Most often all the 'competent' Land Surveyors in your geographic area will have competitive rates. The cost to survey your property most often will not vary greatly by which Land Surveyor you choose to hire. The common practice of calling all of the surveyors in your area and getting quotes may actually inflate the cost of surveying your land. A Land Surveyor will always assume the worst possible situation which may inaccurately reflect the cost of the survey. The best solution is to select your Land Surveyor based on his or her performance and reputation not the price estimate that he or she gives you on a survey.

A Registered\Professional Land Surveyor can provide an estimation of costs with a little help from you. First you must provide the surveyor with a copy of your Warranty Deed which contains the land description so that they can offer a accurate estimate. Survey estimates can vary depending on a multitude of factors such as size of parcel, terrain, location, level of detail required, etc. so it is difficult to estimate exact fees in advance. We do not provide costs per corner estimates.  Instead, we invite you to come in and sit down with one of our surveyors.  They can tailor a survey to meet your specific needs.  The following is a list of various factors that can effect the cost of a survey.

Type of Survey: Each type of survey requires a different scope. The cost of a survey may increase as to the type of survey that is required.

Research/Records Search: Land surveys often require a records search on the parcel of land. This step can sometimes become complicated by the way past land transactions have been handled, often times resulting in incomplete, vague and in some cases contradictory land records and legal descriptions.

Shape and Size of Property: Rectangular parcels of land generally are cheaper to survey and contain less corner monuments than do irregular shaped parcels containing the same amount of land.

Sectionalized Survey Work: Depending on where your parcel is located (i.e. remote area), the surveyor may have to break down an entire one mile square section of where your parcel lies. In some cases where the parcel falls into multiple sections a survey of those sections will also be required.

Existing Evidence on Property: Existing evidence such as stone, wood or iron monuments, fences and occupational lines, witness trees, etc. help the surveyor. The absence of such existing evidence may make it difficult for the surveyor to retrace the original survey.

Terrain: Mountainous terrain is generally more difficult to survey than a level parcel of land

Accessibility: The location of the parcel from our office plays part in the amount of time that it takes to perform the survey work. This includes the distance to the site and any difficultly in reaching the Public Land Corners.

Time of Year: In the winter, travel time may be hindered because of road conditions, this may effect travel time to the site. Winter weather may also conceal field evidence. Summer time foliage can also present access challenges to the site.

Vegetation: Brush, tree branches and in some cases small trees must sometimes be removed to allow the surveyor a clear line of sight when doing a survey. Residential landscaping and trees on home sites are normally undisturbed but may require additional time to survey around them.

Record of Survey Plat: If any corners are set which establish property lines, it is required by law that a plat of your survey be filed with the Country Surveyor in the county where your property is located. When a record of survey plat is necessary, the cost of the survey will be increased to account for the time it takes a draftsman to draw up the map after the field work is completed. A plat filing fee is also required by the county.

How Long Does It Take To Do A Land Survey? Often times when the need of a survey arises, time is of the essence. The land might be immediately sold, utilities may need to be installed, or a home may need to be sited. The Land Surveyor must perform certain tasks before he can ever begin to set the corners of your property.

First, the Warranty Deed needs to be received from you and the surveyor must research all available physical and non-physical information about your property. This usually includes acquiring the survey plats and warranty deeds of adjacent properties from the county surveyor, "tying in" existing fences and corners and calculating your corners locations based on Land Surveying Law and Standard Practices. This process can usually be completed in one or two days, with the corners being set on the third or fourth day. This assumes that the surveyors scheduling allows him to start on your survey immediately. Given your circumstances, the Land Surveyor will gladly estimate how long the survey should take.

Can a Land Surveyor Tell Me What I Own? No. It is your responsibility as a client to furnish the Land Surveyor with a current title and legal description of your parcel of land.

How Can I Tell What Has Been Surveyed? Land Surveyors will place an acceptable monument at your property corners bearing the Professional Land Surveyor's license number. A Record of Survey Plat will also be prepared showing where these monuments are located. On request, the surveyor can also point out the placement of corners on the ground.

How Do Conflicting Boundary and/or Easement Lines Occur? Boundary line gaps and overlaps are often a result of legal descriptions, or previous surveys, that were performed without the benefit of a ‘competent’ Professional Land Surveyor. Another source of conflict can be misinformation given to the Land Surveyor, or the unavailability of certain information. However, if a conflicting boundary and/or easement does occur, Land Surveying law is written in a way to establish one true property line. Land Surveyors have also established certain standards of practice which are acceptable in the profession. All competent Land Surveyors are familiar with these laws and standards of practice, therefore most all property disputes can be settled between Surveyors without requiring court action, or lawyers. Land Surveying professionals are proud of their profession and respect other Land Surveying Professionals. This respect aids greatly in settling land division conflicts.