FAQ

1. Initial Boundary Survey: This establishes the legal property lines based on the deed and recorded plats. It defines the limits of the site where construction will occur.
2. Topographic and Control Survey: This survey maps the existing natural and man-made features of the site, including elevations, utilities, and structures. Control points are set to provide accurate horizontal and vertical references for construction. Please note: Trees must be specifically requested to be shown to the surveyor and included in the survey. Our standard survey does not automatically include tree locations. Additionally, we locate and map above-ground utilities and utility access points only. We do not locate or map underground utilities.
3. Four Corner Building Layout for the Foundation: Surveyors stake out the precise location of the building’s corners according to the approved plans, ensuring the foundation is placed correctly within the property boundaries and setbacks.
4. Setting the Established Finished Floor Elevation: The surveyor marks the required finished floor elevation at the site, providing a vertical reference for construction to ensure proper building height and drainage.
5. Foundation or Spot Survey: After the foundation is formed but before pouring concrete or adding walls, a spot survey verifies its location and dimensions comply with the approved plans.
6. Elevation Certificate for Tie Beam Inspection: This document certifies the elevation of the tie beam (a structural element) for inspection, ensuring it meets required heights and flood elevation standards.
7. Final Survey and Elevation Certificate to Close Out the Permit: A final survey verifies that the construction was completed according to the approved plans. The final elevation certificate confirms compliance with elevation requirements for permit closure.

It’s crucial to note that each municipality has unique surveying requirements during construction. Therefore, understanding these specific requirements and providing the surveyor with exact comments from the inspector is essential. This ensures all necessary surveys are completed accurately and in compliance.

Additional items may be required depending on the project, such as:

• Layout of Piles for Properties Located Near Waterbodies: For waterfront properties, surveyors may need to precisely locate and stake out piles for foundation support.
• Second Floor Tie Beam Elevation Certificates: In some cases, elevation certificates may be required for tie beams on upper floors.

The field of land surveying encompasses various specialized survey types, each serving a distinct purpose. While some of the most common surveys may have overlapping names, their fundamental goal of defining property boundaries remains central. Here’s a breakdown of different survey categories and their specific applications:

1. Common Boundary and Property-Related Surveys:

These surveys primarily focus on establishing and documenting property lines and related features.

• Boundary Survey (also known as Property Survey or Land Survey): This is the most common type and aims to precisely determine the legal boundaries of a parcel of land as described in the legal description (deed). It identifies property corners, boundary lines, and may also locate improvements (buildings, fences), easements, and potential encroachments. This survey is crucial for property transfers, resolving boundary disputes, and planning improvements.
• Mortgage Survey (also known as Loan Survey or House Location Survey): Often required by lenders or title companies as a condition for a mortgage, this survey generally provides a basic representation of the property boundaries and the location of the main building relative to those boundaries. It may also identify obvious encroachments or zoning setbacks. While it shows the house location, it may not be as detailed as a full boundary survey in terms of precisely marking all property corners.
• As-Built Survey: Conducted after construction is completed, this survey documents the final location and dimensions of new structures and improvements (e.g., buildings, utilities, roads) relative to the property boundaries and any existing features. It verifies that the construction was done according to the approved plans and identifies any deviations. As-built surveys are often required by municipalities for final approvals and occupancy permits.
• Final Survey: This term can sometimes be used interchangeably with a boundary survey conducted to finalize the boundaries of a newly subdivided property, often after infrastructure is in place. It establishes the permanent legal boundaries of the newly created parcels.

1. Surveys for Design and Construction:

These surveys provide essential data for the planning, design, and execution of construction projects.

• Topographic Survey: This survey maps the natural and artificial features of a site, including elevations, contours, existing buildings, utilities, trees, and other significant elements. It provides a three-dimensional representation of the land’s surface, crucial for architectural and engineering design, site planning, and drainage analysis.
• Spot Survey: A less detailed version of a topographic survey, a spot survey typically focuses on obtaining elevations at specific critical points on a site. This data can be used for preliminary design work or to check specific elevations related to construction.
• Tree Survey: This survey specifically identifies the location, size (diameter at breast height – DBH), and species of significant trees on a property. It’s often required for development projects to assess the impact on existing vegetation and to plan for tree preservation or mitigation.
• Foundation Survey: Performed after the foundation of a new structure has been poured, this survey verifies that the foundation has been constructed within the property boundaries and according to the approved site plan and setback requirements. It’s a critical check point during the construction process.
• Building Layout (Stakeout Survey): Before construction begins, surveyors use the approved plans to mark the exact location of proposed structures (e.g., building corners, walls, utility lines) on the ground. This ensures that the construction proceeds in the correct location and within the property lines.
• Utility Survey: This survey locates and maps both visible and underground utilities (e.g., water lines, sewer lines, gas lines, electrical conduits, telecommunication cables) on a property or within a project area. This information is essential for safe excavation and for coordinating new utility connections.
• Right-of-Way Survey: This type of survey defines the boundaries of public or private rights-of-way, such as roads, highways, and easements for utilities or access. It establishes the legal limits of the area dedicated for these purposes.

III. Other Specialized Survey Types:

These surveys cater to specific regulatory or transactional needs.

• ALTA/NSPS Land Title Survey: This is a comprehensive and detailed survey prepared to a specific set of standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). It’s typically required for commercial real estate transactions and provides title companies and lenders with a thorough understanding of the property’s boundaries, improvements, easements, and other matters affecting title.
• Radial Survey or Distance Survey: This type of survey, often employing GPS or other distance-measuring techniques, is sometimes used to determine distances to nearby sensitive locations. In the context mentioned, it might be required by licensing authorities for Group Homes, Assisted Living Facilities (ALF), or liquor licenses to ensure compliance with distance regulations from schools, churches, or other protected areas.
• Elevation Certificate: This FEMA (Federal Emergency Management Agency) form documents the elevation of a structure relative to the established flood elevation in a designated flood zone. It’s used by insurance companies to determine flood insurance rates and is often required for construction or substantial improvements in flood-prone areas to ensure compliance with floodplain management regulations.

Understanding the different types of land surveys is crucial for property owners, developers, and anyone involved in real estate transactions or construction projects to ensure they obtain the appropriate survey for their specific needs. Consulting with a licensed professional land surveyor is the best way to determine which type of survey is required for a given situation.

The timeframe required to complete a property survey can vary depending on several factors. Specific timelines for your survey will typically be provided at the time of ordering, after we have a clear understanding of the scope of work and the characteristics of your property.

Several elements can influence the duration of the survey process, including:

• Type of Survey: More complex surveys, such as ALTA/NSPS Land Title Surveys or topographic surveys with extensive detail, will naturally take longer to complete than a basic boundary or mortgage survey.
• Property Size and Complexity: Larger and more irregularly shaped properties, or those with challenging terrain or dense vegetation, will require more field work and processing time.
• Research Requirements: The time needed to research existing property records at the relevant county offices can vary depending on the availability and complexity of the documentation. Older or poorly documented properties may require more extensive research.
• Permitting and Approvals (if applicable): Some surveys, particularly those related to construction or subdivisions, may require permits or approvals from local authorities, which can add to the overall timeline.
• Weather Conditions: Inclement weather can sometimes cause delays in field work, impacting the projected completion date.
• Our Current Workload: Like any professional service, our current volume of ongoing projects can influence scheduling and turnaround times. We always strive to complete surveys as efficiently as possible while maintaining accuracy and quality.

Requesting Status Updates:

We understand the importance of staying informed about the progress of your survey. The quickest and most efficient way to request status updates on your order is by emailing our dedicated inquiry address: info@survey-pros.com. Our team will promptly respond to your email and provide you with the latest information available regarding your survey.

Please note that while we strive to provide accurate timelines at the outset, unforeseen circumstances can sometimes lead to adjustments. We will communicate any significant changes to the projected completion date in a timely manner. Your patience and understanding are appreciated as we work diligently to provide you with a precise and reliable survey.

A boundary survey is a precise professional service that establishes the legal boundaries of a specific parcel of land. This process involves a thorough investigation and analysis of the property’s legal description, which is typically found within the parcel’s deed, plat map, or other official public records held at the county level (e.g., Recorder’s Office or Clerk of Courts).

A comprehensive boundary survey goes beyond simply locating property corners. It also includes the identification and accurate depiction of:

• Above-ground improvements: These are any physical structures or features located on the property, such as buildings, fences, driveways, retaining walls, and other constructed elements.
• Recorded easements: These are legal rights granted to others to use a portion of the property for a specific purpose (e.g., utility lines, access roads). The survey will locate and show the dimensions and location of any easements documented in the public records.
• Potential encroachments: These occur when structures or improvements from an adjacent property extend beyond the legal boundary line onto the subject parcel, or vice versa. The survey will identify and illustrate any such encroachments.

The results of a boundary survey are typically presented in a detailed survey plat or map, which is a scaled drawing showing the property lines, corners, measurements, improvements, easements, and any identified encroachments. This document serves as a crucial visual and legal representation of the property’s boundaries.

A boundary survey is a precise professional service that establishes the legal boundaries of a specific parcel of land. This process involves a thorough investigation and analysis of the property’s legal description, which is typically found within the parcel’s deed, plat map, or other official public records held at the county level (e.g., Recorder’s Office or Clerk of Courts).

A comprehensive boundary survey goes beyond simply locating property corners. It also includes the identification and accurate depiction of:

• Above-ground improvements: These are any physical structures or features located on the property, such as buildings, fences, driveways, retaining walls, and other constructed elements.
• Recorded easements: These are legal rights granted to others to use a portion of the property for a specific purpose (e.g., utility lines, access roads). The survey will locate and show the dimensions and location of any easements documented in the public records.
• Potential encroachments: These occur when structures or improvements from an adjacent property extend beyond the legal boundary line onto the subject parcel, or vice versa. The survey will identify and illustrate any such encroachments.

The results of a boundary survey are typically presented in a detailed survey plat or map, which is a scaled drawing showing the property lines, corners, measurements, improvements, easements, and any identified encroachments. This document serves as a crucial visual and legal representation of the property’s boundaries.

Beyond fulfilling the requirements of local authorities such as counties and cities, obtaining a boundary survey offers significant benefits for property owners. Primarily, a survey definitively establishes and visually represents the legal boundaries of your property. This detailed understanding of your property lines is critically important in various situations, most notably:

1. When Purchasing Property:

• Verifying Property Lines: A survey ensures that the physical boundaries of the property you are purchasing align with the legal description in the deed. This helps avoid future disputes with neighbors regarding property lines.
• Identifying Encroachments: A survey can reveal if any structures (e.g., fences, buildings) from neighboring properties encroach onto the land you intend to buy, or if any of your potential future improvements might encroach onto adjacent properties. Addressing these issues before closing can prevent costly legal battles later.
• Confirming Acreage and Dimensions: The survey provides accurate measurements and calculations of the property’s size and dimensions, ensuring you are receiving the land described in the legal documents.
• Identifying Easements and Restrictions: The survey will locate and map any recorded easements (rights granted to others to use your land) or restrictions (limitations on how you can use your land), allowing you to understand any encumbrances on the property before you buy.
• Informing Title Insurance: Title insurance companies often require a recent survey to issue a comprehensive policy, as it helps identify potential boundary issues that could affect your ownership rights.

2. When Adding Improvements:

• Preventing Encroachments: Before constructing any new structures (e.g., buildings, additions, fences, pools), a survey is crucial to ensure that your planned improvements are entirely within your property boundaries and do not encroach onto neighboring land or violate any setback requirements mandated by local zoning ordinances.
• Complying with Zoning Regulations: Zoning laws often dictate minimum distances for structures from property lines (setbacks). A survey provides the accurate property lines needed to ensure your construction plans comply with these regulations, preventing potential fines or the need to relocate structures.
• Planning and Design: Accurate boundary information from a survey is essential for architects, engineers, and contractors to develop appropriate and compliant site plans for your intended improvements.
• Resolving Disputes: If boundary disputes arise with neighbors during or after construction, a professional survey serves as an objective and legally sound document to help resolve the issue.

In summary, a property survey provides essential information that protects your investment, prevents legal disputes, ensures compliance with regulations, and facilitates informed decision-making regarding your land ownership and development plans. It is a valuable investment that offers long-term peace of mind.

The cost of a professional land survey is not a fixed amount and can vary significantly based on several key factors. At our firm, we strive to offer competitive pricing to the communities we serve. We understand that surveying can be an important investment, and while the complexity of the work dictates the price, we are happy to discuss options and explore how we can assist with our fees on a case-by-case basis, where feasible.

The primary factors that influence the cost of a survey include:

1. Property Characteristics:

• Property Size and Shape: Larger properties generally require more time and effort to survey due to the increased distances and the number of measurements needed. Irregularly shaped properties with numerous corners and boundary lines also add to the complexity and cost.
• Terrain and Accessibility: Difficult terrain (e.g., steep slopes, dense vegetation, wetlands) can make the surveying process more time-consuming and may require specialized equipment, thus increasing the cost. Limited access to the property can also add to the logistical challenges and expenses.
• Building Size and Complexity: If the survey requires locating and mapping existing structures (as in an As-Built or Mortgage Survey), the size and complexity of the buildings will affect the time and effort involved. Larger and more intricate buildings require more detailed measurements.

2. Scope and Type of Survey Required:

• Type of Survey: As outlined previously, different types of surveys have varying levels of detail and complexity, which directly impact the cost. A basic boundary survey will generally cost less than a detailed ALTA/NSPS Land Title Survey or a comprehensive topographic survey.
• Level of Detail: The specific requirements of the survey, such as the number of improvements to be located, the extent of easement research, or the density of topographic data points, will influence the price.
• Research Required: The amount of time needed to research existing property records (deeds, plats, easements) at the county recorder’s office or other relevant agencies can affect the overall cost. Properties with complex or poorly documented legal histories may require more extensive research.

3. Location and Market Conditions:

• Geographic Location: Survey costs can vary based on the prevailing rates in your specific geographic area (e.g., city vs. rural, state to state). Factors like the cost of living and the demand for surveying services in the region can play a role.
• Local Regulations and Requirements: Specific local ordinances or requirements related to surveys can influence the scope of work and consequently the cost.

4. Experience and Reputation of the Surveyor:

• Professional Fees: Experienced and reputable surveying firms with a track record of accuracy and professionalism may charge higher fees reflecting their expertise and the quality of their services.

To obtain an accurate cost estimate for your specific needs, it is essential to:

• Clearly define the purpose of the survey. What do you need the survey for (e.g., purchasing property, building a fence, resolving a boundary dispute)?
• Provide the surveyor with the property address and any available legal documents (e.g., deed, plat map).
• Be prepared to discuss any specific features or concerns related to the property.

By providing this information, a professional land surveyor can assess the complexity of the project and provide you with a detailed and accurate quotation. Remember that while cost is a consideration, choosing a qualified and experienced surveyor is crucial to ensure the accuracy and reliability of the survey, which can save you significant time and money in the long run by preventing potential boundary disputes or construction issues.

At Survey Pros, we are thrilled to extend our comprehensive and professional land surveying services to a wide range of counties across the beautiful state of Florida. With a commitment to accuracy, efficiency, and exceptional client service, we proudly serve the following communities:

• Miami-Dade County: As a cornerstone of our service area, we have deep roots and extensive experience navigating the unique surveying needs of Miami-Dade County. From bustling urban centers to serene coastal properties, we provide detailed boundary surveys, topographic mapping, construction stakeout, and more, ensuring compliance with local regulations and the highest standards of precision.
• Broward County: We are dedicated to serving the diverse surveying requirements of Broward County, encompassing vibrant cities and growing suburban areas. Our team is adept at handling residential surveys for homeowners, complex commercial surveys for businesses, and specialized surveys for developers and municipalities throughout Broward County.
• Palm Beach County: From the luxurious coastal communities to the agricultural heartland, Survey Pros offers a full spectrum of land surveying services in Palm Beach County. We understand the specific needs of this dynamic region, providing accurate surveys for property transactions, land development, and infrastructure projects.
• Lee County: Survey Pros is pleased to provide our expertise to the residents and businesses of Lee County, including the vibrant areas of Fort Myers, Cape Coral, and surrounding islands. We offer reliable boundary surveys, elevation certificates for flood zones, and essential surveying services for the region’s growth and development.
• Hillsborough County: Serving the Tampa Bay area and beyond, we are committed to delivering precise and timely land surveying services in Hillsborough County. Whether it’s residential lot surveys, large-scale commercial developments, or infrastructure mapping, our team has the local knowledge and technical expertise to meet your needs.
• Pinellas County: With its unique peninsula landscape and diverse communities, Pinellas County demands a surveying partner with local understanding. Survey Pros provides accurate coastal surveys, boundary determinations, and essential surveying services for homeowners, developers, and municipalities throughout Pinellas County.
• Pasco County: As Pasco County continues to grow, Survey Pros is here to support its development with reliable and efficient land surveying services. We offer everything from basic boundary surveys for homeowners to detailed topographic surveys for new construction and infrastructure projects.
• Polk County: Situated in the heart of Central Florida, Polk County presents a diverse range of surveying needs. Survey Pros is equipped to handle agricultural surveys, residential property line determinations, and surveying services for the county’s expanding residential and commercial sectors.

Our Commitment to These Communities:

For each of these counties, Survey Pros offers a comprehensive suite of land surveying services, including but not limited to:

• Boundary Surveys: Precisely establishing legal property lines for homeowners, buyers, and sellers.
• Topographic Surveys: Creating detailed maps of natural and man-made features, including elevations, crucial for design and planning.
• As-Built Surveys: Documenting the final location and dimensions of completed construction projects.
• Construction Stakeout: Accurately marking the locations of proposed structures and utilities for construction.
• ALTA/NSPS Land Title Surveys: Providing comprehensive surveys for commercial real estate transactions.
• Elevation Certificates: Determining a building’s elevation relative to flood zones for insurance purposes.
• Subdivision Platting: Assisting developers with the legal creation of new property parcels.
• Easement and Right-of-Way Surveys: Defining and mapping legal access and utility corridors.
• Tree Surveys: Locating and identifying significant trees on a property for development planning.
• Foundation Surveys: Verifying the location and dimensions of building foundations.

We understand the unique regulatory landscapes and environmental considerations within each of these Florida counties. Our experienced team utilizes state-of-the-art technology and adheres to the highest professional standards to deliver accurate and reliable survey data.

Whether you are a homeowner in Pasco County, a developer in Broward County, or a legal professional in Hillsborough County, Survey Pros is your dedicated partner for all your land surveying needs across Miami-Dade, Broward, Palm Beach, Lee, Hillsborough, Pinellas, Pasco, and Polk Counties. We are committed to providing exceptional service and contributing to the growth and prosperity of these vibrant Florida communities. Contact us today to discuss your specific surveying requirements.

We understand that convenient and secure payment methods are important to our clients. To facilitate a smooth and efficient process, we offer several methods of receiving payment for our surveying services. The specific payment terms applicable to your project will be clearly outlined and provided to you at the time of ordering, ensuring transparency and mutual understanding from the outset.

Our available payment options include:

• Safe and Secure Online Payment Links: For your convenience and security, we can provide you with a direct link to our secure online payment portal. This allows you to make payments electronically using major credit or debit cards. Our online payment system employs industry-standard encryption and security protocols to protect your financial information.
• Other Common Payment Methods: In addition to secure online links, we also typically accept other common payment methods such as:

• Checks: Personal or business checks are generally accepted.
• Bank Transfers (ACH): For larger transactions, we can often facilitate direct bank transfers.
• Credit and Debit Cards (processed directly): We may also be able to process credit and debit card payments directly over the phone or in person, depending on our current capabilities.

The specific payment methods available to you will be detailed in your service agreement or quotation. We aim to provide flexible options to suit your preferences.

Payment Terms:

The specific payment schedule, including any deposit requirements and the final payment due date, will be clearly communicated in your order details. We believe in transparent billing practices and are happy to address any questions you may have regarding our payment terms.

By offering secure and varied payment options, we strive to make the process of obtaining a professional land survey as seamless and convenient as possible for our valued clients in the surrounding areas.

Establishing the physical boundaries of your property is a crucial part of the survey process. Our standard procedure involves a thorough search for existing property corners or monuments as described in your property’s legal documents.

During the initial phase of the field work, all accessible property corners or existing monuments that are found will be recovered and clearly marked. This typically involves:

• Flagging: Placing brightly colored survey flags near the corner to make it easily visible.
• Painting: Applying durable paint directly to the monument or a nearby witness object (e.g., a stake, tree).
• Identifiable Material: Using other durable markers such as wooden stakes, iron rods, or capped pipes, often labeled with our company’s information or a unique identifier.

It’s important to understand that physically marking all property corners may not always be completed during the first site visit. This can occur in situations where certain corners are:

• Missing: The original monument may no longer be present due to various factors.
• Inaccessible: Obstructions such as dense vegetation, fences, buildings, or unsafe conditions may prevent direct access to a corner during the initial fieldwork.

In such instances, our field crew will focus on establishing preliminary control points and gathering the necessary measurements from accessible corners and other relevant evidence. This data is then brought back to our office for precise calculations. Using these calculations, we can determine the theoretical location of the missing or inaccessible corners.

The physical placement of these calculated corners is typically completed during a subsequent visit. This ensures accuracy, as the calculations rely on the control points established during the initial fieldwork. These newly placed corners will also be marked using the methods described above (flagging, painting, or identifiable materials).

Addressing Inaccessible Corners:

In the event that a property corner remains physically inaccessible even after calculations, it will be clearly depicted on your final survey plat or map. The map will show its calculated location based on the available evidence and legal description. We will also be happy to discuss alternative options for marking such corners, which may include:

• Witness Monuments: Placing a durable marker at a known offset distance and direction from the inaccessible corner. The relationship to the actual corner will be clearly noted on the survey plat.
• Offset Measurements: Providing precise measurements from nearby identifiable features to the location of the inaccessible corner on the survey plat.

Our goal is to provide you with a clear and understandable representation of your property boundaries, both physically on the ground and graphically on the survey plat. We will communicate our findings and the methods used for marking your property lines throughout the survey process.

As a professional land surveying firm serving our community and the surrounding areas, we are proud to work with a wide range of clients across various sectors. Our expertise and comprehensive surveying services cater to the needs of, but are not limited to, the following:

• Homeowners: Individuals requiring boundary surveys for fence installations, resolving property line disputes, planning home additions, obtaining permits, or understanding their property rights.
• Business Owners: Companies needing surveys for commercial property purchases, site development, building expansions, parking lot layouts, utility easements, and compliance with zoning regulations.
• Architects: Providing crucial topographic data, boundary information, and utility locations necessary for the design and planning phases of residential, commercial, and industrial projects.
• Developers: Supporting land development projects from initial feasibility studies and platting to construction stakeout and as-built surveys for residential subdivisions, commercial complexes, and mixed-use developments.
• Community Associations (HOAs & POAs): Assisting with boundary maintenance, easement identification, common area mapping, and resolving boundary-related issues within planned communities.
• Counties and Municipalities: Partnering with local government agencies on public works projects, road and infrastructure surveys, right-of-way mapping, and boundary determination for public lands.
• General Contractors and Builders: Providing essential services such as construction stakeout, foundation surveys, as-built surveys, and quantity surveys to ensure projects are built according to plans and regulations.
• Attorneys: Offering expert surveying services for property line disputes, easement disagreements, title issues, and providing accurate boundary information for legal proceedings.
• Title Companies: Supplying mortgage surveys, boundary surveys, and ALTA/NSPS Land Title Surveys to ensure clear property titles and identify potential encumbrances for real estate transactions.
• Realtors and Real Estate Professionals: Providing boundary surveys and property information to assist with property listings, sales, and due diligence for both residential and commercial transactions.
• Investors: Offering surveying services for property acquisition, development feasibility studies, and maximizing the potential of their real estate investments.
• Engineers: Collaborating on infrastructure projects, providing topographic data, control surveys, and construction layout services for civil, structural, and environmental engineering projects.
• Environmental Consultants: Supplying topographic surveys and data for environmental assessments, wetland delineations, and remediation projects.
• Utility Companies: Locating and mapping existing utilities, establishing easement boundaries for new installations, and providing as-built surveys for utility infrastructure.

This list is illustrative, and we are equipped to handle a wide variety of surveying needs for diverse clients. Our commitment is to provide accurate, reliable, and professional surveying services tailored to the specific requirements of each project and client in our community and the surrounding areas.