A LAND SURVEY- WHAT AM I PAYING FOR?

Many responsible consumers have questions about the cost of land surveying.  The purpose of this example is to educate the landowner/title professional by demonstrating the time and effort involved in producing a professional product.

Two examples are given, the first being a rural tract, and the second a residential subdivision lot.  

EXAMPLE 1– RURAL TRACT: Contract for Professional Survey Services has been signed.  For this example, a 20 acre tract with house and barn is to be surveyed.

STEP ONE: Research

a)  Trip to county tax office to obtain owners and recording information of subject tract as well as each adjoiner (neighboring tract).  (Note: researching and analyzing the adjoiner tracts’ boundaries is required by law.)  

b)  Trip to county clerk’s office to purchase a copy of each deed and plat to use to determine property lines.  Read each to ascertain the need for additional deeds and plats.  If needed purchase these additional copies. 

Time involved in step one – 6 to 8 hours. 

STEP TWO: Deed Sketch 

Each deed and plat are read and entered in the computer by the survey technician. Check is made for any overlaps, gaps or other conflicts or errors.  A map of the subject property and adjoiners is prepared and a copy made ready for the field crew. 

Time required: 6 to 8 hours.  

STEP THREE: Field Work 

2-person Survey crew with Total Station and Data Collector sent to site. 

a)     Survey crew searches for boundary evidence on subject tract and adjoiners: property corners and fence lines, tree rows, rock walls, etc. 

b)     A rough sketch of the property is made by the crew chief to work off of.  They run a traverse around subject property from which ties can be made to the boundary evidence.  After a few ties are made to the found corners, the traverse can be assigned coordinates allowing the crew to look for additional corners based on the deed sketch.

c)      Other improvements tied down such as house, barn, road, overhead electric, pipeline, etc.  House and barn are measured with a tape measure. 

d)     Initial field work completed and turned in to office. 

Time required: 12-24 hours. 

STEP FOUR: Boundary Analysis- performed by the Licensed Surveyor 

a)  Field work downloaded from Data Collector and checked for errors or bad entries.

b)  Plot is made of all points tied

c)  Evidence found in field compared to subject tract deeds and adjoiner deeds.

d)  In some cases, enough points check with each other to allow surveyor to locate and establish Final Boundary Corners.

e)  Final stake out and point sheet prepared for file and field crew. 

Time required 4 to 8 hours.  

STEP FIVE: Stake Final Boundary Corners 

Field crew sent to site with stake-out sheet to set and record the final pins that are placed. Boundary lines are marked with wood lath, flagging and/or paint. 

Time required 4 to 8 hours. 

STEP SIX: Drawing of Boundary Survey 

After step Four (e) is completed all information is turned over to draftsman to prepare final drawing.   

Time required 6 to 12 hours.

STEP SEVEN: Licensed Surveyor checks survey 

Time required is 2 hours.

      STEP EIGHT: Corrections and Final Notes added to survey 

Time required is 1 hour. 

STEP NINE: Licensed Surveyor signs and seals survey and delivers to client.

Time required is 1 hour. 

In Summary: 

An average boundary survey of 20 acres may require from 32 to 40 hours of office time and 16 to 32 hours of field crew time, depending on the terrain and vegetation of the site.  Wide open and flat= less time; brushy and rugged= more time.   

EXAMPLE 2– RESIDENTIAL SUBDIVISION LOT: Contract for Professional Survey Services has been signed.  For this example, a subdivision lot, ½ acre, with house and pool is to be surveyed.

STEP ONE: Research 

a)  Trip to county tax office to obtain owners and recording information of subject tract as well as each adjoiner.

b)  Trip to county clerk’s office to purchase a copy of each deed and plat to use to determine property lines.  Read each to ascertain the need for additional deeds and plats.  If needed purchase these additional copies.   

Time required: 4 hours.

STEP TWO: Deed Sketch 

Each deed and plat are read and entered in the computer by the survey technician. Check is made for any overlaps, gaps or other conflicts or errors.  A map of the subject property and adjoiners is prepared and a copy made ready for the field crew. 

Time required: 4 hours. 

       STEP THREE: Field Work 

2-man Survey crew with Total Station and Data Collector sent to site. 

a)  Survey crew searches for boundary evidence on subject tract and adjoiners: property corners, fence lines, retaining walls, etc.

b)  A rough sketch of the property is made by the crew chief to work off of.  Ties are made to found corners.

c)  Other improvements tied down such as house, pool, shed, road, sidewalk, driveway, etc.  House and shed are measured with a tape measure.

d)  Initial field work completed and turned in to office. 

Time required: 4-8 hours. 

STEP FOUR: Boundary Analysis- performed by the Licensed Surveyor 

b)     Field work downloaded from Data Collector and checked for errors or bad entries.

c)      Plot is made of all points tied.

d)     Evidence found in field compared to Deeds and Plats.

e)        Final stake out and point sheet prepared for file and field crew. 

Time required 2 to 4 hours.