ALTA land title surveys
An ALTA/ACSM Land Title Survey must adhere to a set of national standards put forth by the American Congress on Surveying and Mapping and adopted by the American Land Title Association.
A boundary survey generally shows the property lines, easements, and other details as mandated by the state standard. An ALTA/ACSM Land Title Survey must adhere to a set of national standards put forth by the American Congress on Surveying and Mapping and adopted by the American Land Title Association.
These national standards seek to establish a common standard for commercial real estate transactions. The ALTA/ACSM standards require a more detailed report than the typical border survey and include:
- Easements benefitting or encumbering a property.
- Possible encroachments across the boundary or easement.
- Whether there is access to a public road.
- Zoning setbacks.
- Flood zones that may impact the property.
- Evidence of any use by other parties.
- Water boundaries within the property.
- Evidence of cemeteries.
- The names of the owners of the adjoining property.
Before the surveyor even begins to measure the property some pretty in-depth research must be performed. The current title commitment is examined. The municipal and country records are searched for possible encumbrances. And the research itself provides some foreknowledge of the land and any possible conflict before the direct survey begins.
In other words, the ALTA Land Title Survey is the Cadillac of boundary surveys and, like a Cadillac, is more costly than a plain old Buick of a boundary survey. In fact, it often covers more than the state standards. But not always. To avoid confusion, a recent edition of the standards contained a clarification that stated if there was a conflict between the state standard and the ALTA/ACSM standard, the most stringent should be applied.
The ALTA survey is also held to very strict standards of accuracy. The allowable error in linear feet for urban property is about 1 foot in just less than 3 miles. In other words, for every 15,000 feet the survey can only be off by as much as 1 foot. The ALTA/ACSM is a national standard that puts everyone on the same page of expectations.
Boundary surveys
The American system of private property is founded on the establishment of reliable boundaries between parcels. A boundary survey aims to formally establish the extent of a given parcel.
The American system of private property is founded on the establishment of reliable boundaries between parcels. In the absence of such boundaries, disputes and misunderstandings flourish. Whether they need to understand whether a newly drilled oil well lies on their property or wish to make improvements in an area that's adjacent to an apparent boundary, it's crucial for landowners to understand the exact limits of their parcels. If knowledge of these limits has lapsed, landowners may need to commission a re-establishment or boundary survey.
What Is a Re-Establishment/Boundary Survey?
A boundary survey aims to formally establish the extent of a given parcel. While the most important aspect of a boundary survey is its definition of the pertinent parcel's corners, the survey should comprehensively outline the extent of the property. Once a boundary survey has been completed, the surveyor creates a new map of the parcel or updates an existing plat map with the property's "new" boundaries. Depending on local custom or expediency, the surveyor may also create a physical record of the survey on the land itself. This might take the form of a specially erected fence or a series of stakes.
When Should One Be Performed?
Although there's no pre-defined time period for which a boundary survey remains in effect, such measurements should be performed at fairly regular intervals. At minimum, new landowners who purchase a parcel from its longtime owner would be well-served by a timely boundary survey that confirms the information on the title deed. These measurements are also crucial before the creation or execution of mineral leases or other land-use agreements. Finally, landowners who are compelled to cede portions of their property to the state or other entities for the creation of public infrastructure may require comprehensive boundary surveys.
Who Must Perform Boundary Surveys?
Given the exacting nature of U.S. property law as well as the sensitivity of modern measuring equipment, most boundary surveys are performed by licensed surveyors who have several years of education and apprenticeship under their belts. Although it's possible for non-licensed amateurs to perform surveys, it's unlikely that any boundaries defined by such measurements will hold up in the face of contrary evidence. Since measuring the physical length and shape of a property's boundary is just one piece of the "surveying puzzle," it's best to leave these matters to capable professionals.
Although a boundary survey isn't free of charge, it's a crucial component of a landowner's long-term ownership plan. What's more, the cost of a boundary survey is liable to be exceeded by the indirect financial benefits enjoyed by landowners who understand where their properties end. For landmen and energy-industry professionals, the advantages of this arrangement should be clear.
Topographic surveys
Topographic surveys are used to measure natural and man-made features of the land along with its elevations. Topographic surveys are generally conducted before handing over the ownership of the land or even when the property owner/ industrial owner is intending to make some alterations in the land. Focus is on distance from the ground rather than horizontal measurements.
Geodetic surveys
A geodetic survey determines the precise position of permanent points on the earth's surface, taking into account the shape, size and curvature of the earth. Geodetic surveying techniques are applied when areas or distances involved are so great that desired accuracy and precision results cannot be obtained by ordinary or plane surveying.
Additional services
Elevation certificates
An Elevation Certificate is an important tool that documents your building's elevation. If you live in a high-risk flood zone, you should provide an Elevation Certificate to your insurance agent to obtain flood insurance and ensure that your premium accurately reflects your risk.
Construction staking
Construction Staking, also known as a Site Layout Survey, is the process of interpreting construction plans and marking the location of proposed new structures such as roads or buildings. Construction staking is performed to ensure a project is built according to engineering design plans.
Lot splits
A lot split is the legal division of any lot into two or more lots, for the purpose of sale, lease or financing, now or in the future.
Volume calculations
Volume calculation surveys can be used to determine the volume measurements of structures containing various liquids, as well as natural structures such as lakes.
Subdivision platting
Subdivision platting is the process of splitting one larger piece of land into several smaller parcels of land and drawing a map (or plat) of the new subdivision, often for the purpose of selling off the parcels individually. These lots of land are frequently built upon before being sold, often by the same home builder, which is why many homes within a subdivision have a similar look.
Photogrammetry
Photogrammetry is the science of making measurements from photographs, especially for recovering the exact positions of surface points. It may also be used to recover the motion pathways of designated reference points on any moving object, on its components, and in the immediately adjacent environment.
Pipelines
Oil and gas companies use pipeline surveys to determine the exact location of pipelines and other potentially hazardous structures.
Well locations
Many oil and gas companies rely on well location surveys to determine the location of wells across hundreds of miles and multiple terrains.