Several threads have focused on surveys. My question is how often jurisdictions and under what conditions a survey is requested. My experience is in a built out environment. In most cases, the building is situated according to a fence between properties. As such, there is seldom a survey to determine a property line with residential projects.
Having read a post by atvjoel It is clear to me that what we assume to be a property lines might be off by a foot or more as the original survey was done so long ago. With that in mind I question our willingness to accept a fence as the lot line. However, I am working in an environment where the primary focus is on customer satisfaction.
There have been situations when I requested a survey during a residential project and the blow-back was fierce. On one occasion the lot was pie shaped and an addition appeared to cross a lot line. My concern was replaced with a letter from the adjacent property owner expressing a desire to allow the construction. Oh and I was replaced as the inspector.
Commercial projects are the opposite of residential. Surveyors verify all kinds of stuff and nobody complains.
The main issue arises. How old is the fence? Was it built on the property line? Was it offset?
There are many different types of Surveys. "Boundary Survey" Which consists of a Land Surveyor pulling your deed, which in a nutshell is what you own. That deed will have a legal description. Most newer subdivisions it will read something to this effect "Lot 6, Block 7 of the Blah Blah subdivision recorded as plat no x, county of x, state of x.
After pulling that deed The Surveyor pulls a Plat your deed is in reference (if there is one), and scours the neighborhood for Boundary Evidence. Property Corners (aka Monuments) or Centerline Monuments (usually down centerline in the middle of the street). If its an ancient subdivision and all property corners are wiped out, the surveyor has no evidence to place the geometry of your plat. This is the worst thing that can happen taking on a project, is an old neighborhood with no boundary evidence. Then you have to rely on more lines of occupation which is fences, etc. There is a common misconception that the property line is on the fence. It may be, but it may not. Lines of occupation can count as boundary evidence if thats all there is, but its surely not first.
The second can be issues with slop in neighborhoods. I did a Boundary Survey in Phoenix (an ancient neighborhood). A contractor had gone through and re-paved centerline and wiped out all centerline control, and there was almost nothing for property corners. The city of phoenix had years later placed some centerline control but didnt match the plat geometry by nearly 2 feet. After bothering every single house in the entire block I was able to dig up several old iron pipes that hit perfectly. Surveying is all about doing your due diligence and spending the time, this is why it can be steep for a Boundary Survey.
Without confusing folks it gets much more complicated with "deeded land". If your legal on your deed states something like this "beginning at the Northwest corner of the south east corner of section xx, thence, thence, thence, thence it can be much more complicated because those properties are generally much older before we had set principles and practices setup. This is why eastern united states they do more metes and bounds i.e to the tree, to the barn, etc.
With Boundary Surveying its all about evidence and Boundary Law. What did you find? What evidence is left? Does that evidence fit well? Is it original? A lot of the time a Surveyor can just go tie centerline monuments using plat geometry and everything fits like a glove and there is no question, but its not always the case. NEVER measure off a fence assuming its your property line, great way for you to have to rip up a foundation if you are inside the setbacks. Where this arises if County or City agency asks for an as-built when you get final inspection.
There are man other types of Surveys. Most of the time if a Survey is required your city or county agency will let you know, but not always. I had a customer a couple months ago they wanted a survey after the fact, they completely dropped the ball and yes the guy was built into the setback. He was able to get a variance because city dropped the ball, but still.
IF It is required and you are in tight city lot will be called either a Topographic Survey, or Plot Plan, etc. This is the type of Survey that an Architect will design to. The land surveyor will not only resolve the boundaries, but also shoot any existing infrastructure, streets, above ground utilities, buildings (if applicable) etc. They will contour or provide spot elevations and show boundary lines for reference. This Topographic Survey will usually go with your submittal for permits. Yes not all jurisdictions require this but many larger cities do. Keep in mind it is usually more expensive and additional scope to set property corners if your corners are missing. There is additional work a Land Surveyor has to do to comply with the law, especially in California where the County Land Surveyor gets heavily involved in the final resolution. States like AZ you can just file your boundary with no oversight, so its different everywhere.
If you have a big lot, you know you are not pushing the property lines/ setbacks/ easements then I dont see why you would want to spend the money on a survey unless the government agency is forcing you to.
Small residential lots where you are pushing setbacks, etc I personally would spend the extra money for a PROPER design based on existing conditions. But thats just me. I prefer not to be elbow to elbow in the city though.
There is a vast scope of all kinds of Surveys. Boundary and Topo is just one thing land surveyors do.
