Marking property lines accurately is highly recommended before fencing is placed. Generally we start with a site visit/corner recovery to locate any existing property corners prior to determining if you may need a full boundary survey (ISP) in order to accurately mark your property lines.
Each County's requirements are slightly different. Contact your County Building Department for their specific requirements. ILC's or ISP's are the most common requirements.
Often this type of property work does not require a full boundary survey. Contact us to discuss what we can offer for this type of property-line location.
Many times a conflict with a neighbor over the location of a property line does required an ISP as it offers the most extensive solution to any possible discrepancies.
Also known as an ILC. This particular survey is often required by Mortgage or Title Insurance Companies before the sale of a property.
An ILC shows all existing improvements on the subject property, such as buildings, fences, power lines, water well, septic, leach field, driveways, etc. Distances from the property line for major structures are also shown. Platted easements will be shown as well as any easements of record as listed on Title Work. [NOTE: Client must provide title work for easements of record to be shown.]
An ILC is also useful in showing any encroachments from/onto the subject property. Note that this survey is not considered a Boundary Survey and property corners will not be flagged or set.
An ILC is sometimes used for the building permit process. Please check with your individual county Building Department for clarification.
Also referred to as a Boundary Survey, an Improvement Survey Plat (ISP) locates and verifies all property corners and boundaries, shows the location of all improvements in relation to the property lines, includes an area of the overall property, and shows any existing encroachments. Any discrepancies between the found monumentation and the platted location of monuments are also noted.
All easements as platted or of record are shown in detail as well. Title work supplied by the client is helpful for an accurate representation of all easements relating to the property, however it is not required for this particular type of survey.
Along with the location and description of all existing monuments, any missing property corners are also re-set as part of this process. Once complete, this survey is also recorded at the appropriate county within a year from the completion date.
An ISP is sometimes used for the building permit process. Please check with your individual county Building Department for clarification.
A Topographic Survey is usually required for planning and zoning purposes, site layout, construction, or engineering and architectural design.
Often requested by engineers or architects for construction/design purposes, a Topo uses contour lines that show the shape of the land. Elevations are assigned to each contour line displaying the three-dimensional features of the property on a two-dimensional drawing. Existing improvements are also shown on a topo if necessary.
Due to the nature of this particular survey, we can provide a CAD (.dwg) file for your or your architect's use at your request. The boundary is not certified in a topographic drawing.
A Site Plan is usually only used for proposed construction of a structure or driveway. The county sometimes requires this as opposed to an ILC for purposes of applying for a building permit. A Site Plan does not show easements or most existing improvements unless directly related to the new construction.
On a Site Plan, the proposed location of the structure/improvement is shown in relation to either property lines or existing improvements, and topography is usually shown within the survey area.
Similar to a Land Survey Plat, but an ALTA survey is strictly geared towards purchasing commercial property.
Standards created by the American Land Title Association (ALTA) and the American Congress of Surveying and Mapping (ACSM) are used to create an ALTA survey.
The location of all improvements in relation to property lines as well as any easements and setback requirements are shown on an ALTA survey, as well as any encroachments that might exist.
Residential Structure Exclusion (RSE), Full Platting (Subdividing), Exemption Survey, Minor Adjustment (MA) / Boundary Line Adjustment / Lot Consolidation
The above survey types are connected to county processes and therefore must go through a county review. We have a vast amount of experience dealing with the local counties and their requirements for these types of survey needs.
If you would like more information on these processes and what is involved, please contact our office.
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