Why would I need a land survey?

• To find out the boundaries, or features of your land

• To build, to develop, to satisfy local code or building requirements

• To determine whether you have encroachments on your land or not

• To understand where the land is that you own

  Hopefully, you are not like many that are needing a Land Survey because they "have to". This would be the case if they are disputing something with a neighbor, because one or both of them had gone on with building, developing, landscaping, fencing or using the land without knowing where the common boundary line is.

What different types of surveys are there?

Lot Survey: This is a survey of a lot in a recorded subdivision. Corners should be marked in accordance with existing state standards, and the owner receives a drawing depicting what corners were set and what cornerswere found.

Boundary Survey: These surveys are normally described by Metes and Bounds and may require extensive research of adjoining deeds, original government surveys, highway plans, etc. A Boundary Survey usually requires field work on neighboring lands to verify or find existing monumentation. Because many deeds were prepared in an office and not actually surveyed, and others are just poorly written, it may require extra research and field work to determine the property lines. The corners should be marked in accordance with existing state standards, and the owner receives a drawing depicting what corners were set and what corners were found, and the relationship between deed lines and lines of possession.

Subdivision Survey: This type of survey divides existing parcels into smaller parcels. These types of surveys           are required to be recorded at the county recorder's office and must also meet all requirements of government agencies. State standards require a minimum of two permanent monuments per block.

Topographic Survey: Although these are generally performed by a Land Surveyor, other professionals, such as Engineers and Architects may also complete them. These types of surveys are graphic representations of physical features of the land depicting natural and man-made features, such as fences, buildings, utilities, hills, valleys streams, lakes, roads, etc. They can be performed by field ground methods or by aerial photographic methods. The preciseness of this type of survey depends on what it is to be used for. These surveys should be completed in conjunction with a ''Boundary Survey'' (which can only be performed by a Professional Land Surveyor) to show lines of possession.

Plot Plan or Site Plan: This type of survey may be required by local authorities or you may require it to insure that a proposed house or structure is constructed in the proper location and not over an easement or building set back line. A drawing may be required showing the proposed building location.

Surveyors Real Property Report: This is a report on the location of improvements and a cursory check for encroachments onto or from the subject property based on existing evidence.

My neighbor is having a survey done, should I be worried?

Your neighbor may have requested a survey to:

• Clarify boundary lines

• Prepare for construction, fencing, or selling the property

• Resolve past discrepancies or update outdated records

This work does not imply any wrongdoing or boundary change — it's often just due diligence.

Licensed surveyors:

• Do not advocate for one property owner over another

• Rely on legal documents, deeds, plans, field evidence, and professional judgment

• Are ethically obligated to produce accurate results, even if it doesn’t favor our client

Professional surveyors are bound by state laws and a strict code of ethics. Our job is not to “take sides” - our duty is to the truth, based on evidence, records and established procedures. In boundary matters, a surveyor’s findings reflect what the records and evidence support — not what anyone "wants."

What if my neighbor had a survey done that I don’t agree with?

Talk to the surveyor. Whether that is us or another company, they will be happy to explain their process, the evidence used, and how conclusions were reached.

1. Request a copy of the plan once completed (publicly available once recorded, or possibly sharable by the client).

2. Consult your own surveyor — but keep in mind this can be costly and may result in the same findings.

3. Legal action is always an option — but often unnecessary over small disputes (a few feet or less). A cooperative approach usually leads to better outcomes.

Before You Hire a Lawyer or Surveyor...

Many neighbor disputes involve very small areas (sometimes less than 200 sq. ft.). Involving lawyers and surveyors independently can cost thousands of dollars, even when the original survey is valid and correct.

Let’s talk first — we're here to help both sides understand the boundaries clearly and accurately.