What Does the Property Surveyor Do?

Whether it is a boundary survey (property line) or a topographical survey, real estate surveys have the similar phases:

1. First, there is the research phase. Beyond what you may be able to provide from your title insurance policy and closing documents, your licensed land surveyor will collect and review deeds from all of the adjacent properties. Each of the deeds may refer to survey plans, plats, maps, highway layouts, easements, leases and agreements. Assembling, studying, and summarizing these documents in the research phase is a critical first step in preparation for the field investigation phase.
   
   
2. In the field investigation phase, the professional surveyor will examine the subject property and surrounding parcels for buildings and other structures, utilities, paving, fencing, landscaping and topographic features as required for the specific survey being performed. Among the most important objects in the field investigation phase are survey monuments. Survey monuments are objects described in the deeds and shown on the various plans and maps collected in the research phase. They have specific geographic locations related to the mathematical geometry of the boundary perimeter. These may include concrete or granite bounds, steel rebars, iron pipes, drill holes and nails. Additionally, survey monuments may include walls, fences and other features if they are specifically defined as evidence to the property line. The survey field crew will carefully perform measurements of these features for use in the calculation phase.
   
   
3. The calculation phase involves reconciling the record information collected in the research phase with the field information measured during the location phase. A comparison of the field and record values for the geometry allow the professional land surveyor to accurately place the lines depicted in the research on to the ground. Therefore, all of the other buildings, improvements, and topography can also be plotted with the correct orientation, distance and scale from the property lines. Preparing a boundary solution is not only a mathematical exercise. Careful understanding and application of laws, standards, rules and regulations governing land surveying is required. A keen attention to detail is imperative if the surveyor is to accurately solve each boundary and location. Therefore, each state has strict guide lines for licensing and registering land surveyors. States have determined the public can be best protected if Land Surveying is performed by licensed professional experts. When the field and the record data are reconciled in the calculation phase, and all the field locations are plotted, the survey project is ready for the stakeout or drafting phases.
   
   
4. Depending on the scope of the project, the final survey results may need to be represented as a plan or map.
   
   • Plan drafting may yield a drawing showing existing and/or proposed activity. Municipalities and state boards may both have requirements for various types of survey plans, plats, or maps. Although certain smaller projects may not require design expertise, many projects may require specific design drawings prepared by an architect, a landscape architect, an engineer, or other appropriate design professional. In these cases, the surveyor may prepare drawings or data for use by other professionals to incorporate into their design and design drawings.
   • Alternatively, some jobs require the final survey results to be represented as a field stakeout. Wooden stakes set exactly or approximately may have written legends describing a boundary or a proposed construction feature or elevation. Other stakeout monuments may include, pipes, rebars, concrete or stone bounds, drill holes or other suitable objects.
   • Some projects require both plan drafting and field stakeout products.