SURVEY SERVICES
Boundary Survey
A boundary survey is a process carried out to determine the precise legal boundaries of a piece of property. This involves a detailed measurement and mapping of the land to establish or re-establish the corners, boundary lines, and any other relevant details. The primary purposes of a boundary survey include:
Defining Property Lines: Clearly identifies the limits of ownership, which can be crucial for construction, resolving disputes, or selling property.
Locating Easements and Encroachments: Identifies any rights of way, utilities, or other encumbrances that may affect the property.
Compliance with Legal Requirements: Ensures that property descriptions in deeds or legal documents and plats of survey accurately reflect the physical boundaries. All surveys must conform to the current Illinois Minimum Standards for Boundary Surveys. For your reference, a copy of these standards is available at http://www.ilga.gov/commission/jcar/admincode/068/068012700000560R.html.
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Aiding in Development: Provides necessary information for planning and executing construction or land improvement projects.
Plat of Survey: It is often accompanied by a boundary survey. It is a detailed drawing or map that shows the boundaries, dimensions, and other pertinent details of a piece of land. It is prepared by a licensed surveyor and may include information such as property lines, easements, rights-of-way, and structures located on the property. Plats are used for various purposes, including property transactions, land development, zoning applications, and legal disputes concerning property boundaries. They are essential documents for defining the physical and legal characteristics of a parcel of land.
Alta & NSPS Land Title Survey
An Alta/NSPS Land Title Survey (often simply called an ALTA survey) is a detailed land survey conducted in accordance with the standards set forth by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). This type of survey is typically required by lenders, title companies, and buyers for commercial property transactions to ensure that the property boundaries and existing improvements comply with legal descriptions and zoning regulations.
Here's a breakdown of what it involves:
Key Components of an ALTA/NSPS Land Title Survey
Boundary Lines:
Accurate determination of property boundaries based on legal descriptions.
Identification of discrepancies between recorded and measured boundaries.
Improvements:
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Locations of buildings, structures, and other improvements on the property.
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Documentation of any encroachments or protrusions.
Easements and Rights-of-Way:
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Identification and documentation of any easements, rights-of-way, or other encumbrances affecting the property.
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Verification of access points to public roads.
Encumbrances:
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Identification of any encumbrances, such as liens or other legal claims, that might affect the property.
Utilities:
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Locations of utility lines and installations (water, sewer, electricity, gas, etc.).
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Documentation of any easements or agreements related to utilities.
Zoning and Land Use:
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Information on current zoning classifications and land use regulations.
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Identification of any zoning violations or compliance issues.
Legal Descriptions:
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Verification and comparison of legal descriptions in title documents with physical survey findings.
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Adjustments or corrections to legal descriptions if discrepancies are found.
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Topographic Features:
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Documentation of significant topographic features (e.g., hills, valleys, bodies of water) if required.
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Reasons an ALTA/NSPS Land Title Survey Important?
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Risk Mitigation: Identifies potential issues that could affect the property's value or the buyer's ability to use it as intended.
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Lender Requirements: Often required by lenders to ensure that the property meets all legal and regulatory standards before financing.
Title Insurance: Provides the necessary documentation to secure title insurance, protecting the buyer and lender from potential title defects.
Property Development: Essential for planning any new development or improvement projects on the property.
Process of Conducting an ALTA/NSPS Land Title Survey
Initial Research: Gathering all relevant documents, such as previous surveys, title reports, and legal descriptions.
Fieldwork: On-site measurements and observations to map out the property's physical boundaries and features.
Data Analysis: Comparing field data with existing records to identify discrepancies or issues.
*Report Preparation: Creating a detailed survey report, including maps and notes, which complies with ALTA/NSPS standards.
Review and Certification: The surveyor reviews the report and certifies its accuracy, often providing a signed and sealed document.
An ALTA/NSPS Land Title Survey is a critical component of commercial real estate transactions, providing comprehensive and reliable information about a property's boundaries, improvements, and legal status. It helps all parties involved make informed decisions and ensures compliance with legal and financial requirements.
Topographic Survey
A topographic land survey is a detailed and precise mapping of the natural and man-made features of a landscape.
Purpose
Mapping Features: To capture the exact locations of physical features such as hills, valleys, streams, trees, buildings, roads, and other structures.
Elevation Data: To measure and document the elevation of the land, providing a three-dimensional representation of the area.
Uses
Engineering and Construction: For planning construction projects, ensuring the land is suitable for the intended structures, and designing the layout.
Land Development: For planning subdivisions, landscaping, and other development projects.
Environmental Studies: For assessing environmental impacts and planning conservation projects.
Flood Risk Management: To identify flood-prone areas and design appropriate drainage systems.
Process
Preparation: Gathering existing maps, satellite imagery, and other relevant information.
Field Survey: Using tools such as Trimble S5 Robotic total station, Trimble R12I GPS, and drones to measure and record data about the land's features and elevations.
Data Processing: Compiling the collected data using specialized AutoCad software to create detailed maps and 3D models.
Presentation: Producing maps, reports, and digital models that accurately represent the topography of the surveyed area.
Key Deliverables
Topographic Maps: Detailed representations of the land's surface, showing contours, elevations, and features.
Digital Elevation Models (DEMs): 3D models of the terrain's surface.
Contour Lines: Lines on a map that connect points of equal elevation, showing the shape and slope of the land.
Survey Reports: Detailed documentation of the methods, findings, and conclusions of the survey.
Importance
Ensures accurate and reliable information for decision-making in construction, planning, and environmental management.
Helps in avoiding costly mistakes by providing a clear understanding of the land's physical characteristics.
Supports sustainable development by considering the natural features and constraints of the land.
Topographic surveys are essential for anyone involved in land development, construction, environmental management, and various other fields that require a detailed understanding of the landscape.
An elevation certificate is a document prepared by a licensed surveyor or engineer that provides important information about the elevation of a building in relation to the Base Flood Elevation (BFE) established by the Federal Emergency Management Agency (FEMA). This certificate is typically required for properties located in flood-prone areas or participating in the National Flood Insurance Program (NFIP).
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Key information included in an elevation certificate may consist of:
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Property Information: Details about the property such as address, owner information, and flood zone designation.
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Building Elevation Data: Specific elevations of the lowest floor (including basement, if applicable), machinery, equipment, and utility connections.
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Flood Zone Determination: Confirmation of the property's location within a specific flood zone and how it relates to the BFE.
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Surveyor's Certification: Signed and stamped certification by the surveyor confirming the accuracy of the elevation data provided.
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The purpose of an elevation certificate is to assess the flood risk of a property accurately and determine the appropriate flood insurance premium rates. It helps property owners and insurance providers understand the potential flood hazards and make informed decisions regarding flood insurance coverage and mitigation measures.
A LOMA, which stands for Letter of Map Amendment survey, is a process administered by the Federal Emergency Management Agency (FEMA) in the United States. Its purpose is to amend the flood zone determination for a specific property based on detailed elevation data provided by a licensed surveyor or engineer.
Here's how the LOMA survey process typically works:
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Initial Flood Zone Determination: FEMA assigns flood zones based on maps that indicate areas prone to flooding. Properties within these zones may require flood insurance.
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Property Evaluation: If a property owner believes their property is incorrectly designated as being in a high-risk flood zone (such as a Special Flood Hazard Area), they can hire a licensed surveyor or engineer to conduct a LOMA survey.
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Survey and Documentation: The surveyor or engineer gathers elevation data for the property, including the elevation of the lowest adjacent grade (ground level) and the lowest floor of any structures.
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Application to FEMA: Using the collected data, the property owner submits a LOMA application to FEMA. This application includes the LOMA survey, which details why the property should be removed from the high-risk flood zone based on the elevation data.
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FEMA Review: FEMA reviews the LOMA application and the supporting documentation. If the data shows that the property is above the Base Flood Elevation (BFE) or otherwise not at risk of flooding, FEMA may issue a Letter of Map Amendment.
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Issuance of LOMA: Upon approval, FEMA issues a LOMA to the property owner. This document officially amends the FEMA flood map to remove the property from the high-risk flood zone. As a result, the property owner may no longer be required to carry flood insurance if the property is no longer in a designated flood hazard area.
Overall, a LOMA survey is a critical tool for property owners to accurately reflect the flood risk of their property and potentially reduce their flood insurance costs if the property is determined to be outside of the high-risk flood zone.