ADVANCED SURVEYS
​
SURVEYING OF PURPOSE
THE PURPOSE OF A SURVEY DEFINES THE TYPE OF SURVEY NEEDED
Clearly you are interested in getting a survey of a parcel of land but you may not know exactly what to ask for.
However, you most certainly know why you need a survey.
​
Fortunately, this page is designed to easily guide you through your choices based upon your needs.
​
The clear majority of surveys ordered by customers are typically Boundary/Fence Surveys even though these Boundary/Fence Surveys may contain elements of other types of surveys as well.
​
Please review the types of surveys based upon the purpose of the survey.
SURVEYS FOR FLOOD INSURANCE
FEMA Elevation Certificates
Topographic Surveys
​
If your property falls within a Special Flood Hazard Area (SFHA) as delineated on FEMA Flood Insurance Rate Maps (FIRM’s), it is recommended that you obtain flood insurance. If your home is financed, your lender will require it.
We can provide FEMA Elevation Certificates that denote all the required vertical data that insurance agents will use to determine flood insurance premiums.
​
Additionally, if you are trying to remove your property from a Special Flood Hazard Area, we can provide the necessary work if you are interested in obtaining a Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA) after completing as Elevation Certificate that supports a map revision.
​
ADVANCED SURVEYS, INC. will confirm all details with you regarding the scope of services prior to proceeding with any work and all orders placed online are initially treated as quote requests. Customers will receive a Fee Estimate requiring approval prior to us proceeding with any work.
​
​
​
​
​
​
​
​
​
​
​
​
SURVEYS FOR PURCHASE OR REFINANCES
RESIDENTIAL&COMMERCIAL
Boundary Survey/ Lot Stakeout
Location Surveys
ALTA Surveys
​
Location Surveys are often required by lenders at closing when purchasing a new home. The survey shows the approximate relationship of structures (house, garage, etc.) to the apparent boundary lines.
This type of survey should not be used to identify boundary lines. To identify boundary lines you will need a Boundary or Fence Survey/Lot Stakeout.
​
If you are purchasing property (or possibly when just Refinancing), your lender will typically require this and it may be ordered on your behalf by your Title Company or possibly your Realtor.
​
A Boundary Survey is meant to prove that the legal description for the parcel is accurate and that there are no gaps or overlaps with adjoining parcels.
Boundary surveys will also identify improvements on the property and whether there are any physical encumbrances such as encroachments into easements.
​
If the survey is for a commercial property, ALTA standards may be required for the Boundary survey. If so, we will need the Table A checklist of the ALTA requirements submitted with your order.
​
ADVANCED SURVEYS, INC. will confirm all details with you regarding the scope of services prior to proceeding with any work and all orders placed online are initially treated as quote requests. Customers will receive a Fee Estimate requiring approval prior to us proceeding with any work.
SURVEYS FOR NEW BUILDINGS OR PROPERTY IMPROVEMENT
FENCES, POOLS, DRIVEWAYS...
Boundary Surveys/Lot Stakeout
Topographic Surveys
Site Plan
As-Built Surveys
Construction Stakeout
​
As with new construction, and prior to issuing a permit, your local building department will need to examine your planned improvements – especially regarding their relationship to the property boundaries. You will minimally need a Boundary Survey to get things rolling.
​
When you’re requesting a permit to build on your property—whether it’s an entire house from the ground up, or a room addition—the local governing jurisdiction will typically ask you to submit a Site Plan Survey providing detailed information about the site where you plan to build, as well as the proposed improvements.
​
Topographic Surveys may be required for changes to drainage systems, parking areas or other grading changes.
​
Depending on the scope of work, the building department may require an As-Built Survey once construction or a particular phase of construction is complete to confirm that all improvements were constructed in accordance with your plans.
ADVANCED SURVEYS, INC. will confirm all details with you regarding the scope of services prior to proceeding with any work and all orders placed online are initially treated as quote requests. Customers will receive a Fee Estimate requiring approval prior to us proceeding with any work.
SURVEYS FOR BOUNDARY DISPUTES
Boundary Surveys/Lot Stakeout
Special Purpose Surveys
​
From simple field mistakes to errors in legal descriptions, there are a great many reasons that can lead to errors in property line locations. Unfortunately, this can lead to incorrect locations of a property’s improvements relative to the required setbacks, arguments with neighbors, and matters requiring legal action to correct.
​
A Boundary Survey/Lot Stakeout will be required. Land Surveyors cannot identify “ownership” of property but we can isolate matters of survey law and report these findings to the proper authority. A “correct survey” should be the goal for any Land Surveyor and a correct survey is defined as one that is accepted as correct by the courts after having applied proper surveying methodology and case law.
Sometimes a full boundary survey isn’t quite necessary or simply isn’t adequate to fully represent the matters at hand… it may be appropriate to use a Special Purpose Survey to identify disputed issues.
​
ADVANCED SURVEYS, INC. will confirm all details with you regarding the scope of services prior to proceeding with any work and all orders placed online are initially treated as quote requests. Customers will receive a Fee Estimate requiring approval prior to us proceeding with any work.
​
​
​
​
​
​
​
​
​
​
​
​
SURVEYS FOR SUBDIVIDING YOUR PROPERTY
Some people subdivide their property to convey a newly created lot to a child or grandchild. This type of subdivision is called a family conveyance subdivision.
Other people subdivide their property to sell.
This type of subdivision can be very profitable and is called a conventional subdivision.
​
Still other people only want to change a boundary line between their property and their neighbor. This type of subdivision has various names including re-platting and administrative subdivision.
Subdividing your property can be very rewarding. However, this activity is heavily regulated. Not all properties can be subdivided with the same lot size or density. Some parcels of land cannot be subdivided at all. There are many reasons for this including size of your property, zoning category, environmental constraints, and adequate public facilities.
We recommend doing your subdivision in a series of steps.
*Fundamental issues should be evaluated first for your property to see what type of issues you may face.
*Intermediary and detailed issues are explored. This type of procedure tends to keep cost down.
The first step is to make an appointment with our office to discuss subdividing your property. This meeting is free. Bring with you a copy of your deed and any land survey plats you may have. Those are helpful, but not necessarily essential if you don’t have them.
​
ADVANCED SURVEYS, INC. will confirm all details with you regarding the scope of services prior to proceeding with any work and all orders placed online are initially treated as quote requests. Customers will receive a Fee Estimate requiring approval prior to us proceeding with any work.
