FAQ
Abandonment Survey
This is for people who live at the end of a dead end street and want to take over the end of the street. It's the reverse of eminent domain. If you can convince the government that they have no interest in the land, they'll be happy to sell it to you. They just have to have a survey.
We have to write a new land description, or legal description. That means researching both the subject property and the (adjoining) client property and also the property opposite the client.
In the field it's pretty much just a regular boundary survey, with extra emphasis on physical evidence of easements. That just means we locate the power poles, manholes, ditches, and such.
Architectural Surveys
This is to give an architect the information he needs to design an addition. Architects are artists, and as such their desires are hard to track. We solve this with a two-prong approach.
The first prong is to show everything required by technicians:
We show:
Tree Locations in yard - trunk and umbrella diameters.
Canvass awnings, patio stones, Roof lines.
Doors and which way they open,
Benchmark and elevation's.
Road, lot corners, floors, middle of lot
Water meter, power poles, power lines, power service boxes,
Wells, septic tanks and drain fields.
We locate all hard surfaces. Walks, drains, etc.
Lot area, house (footprint) area,
The second prong is to show everything required by the artist:
To do this, we invite the client to review the survey during the first month, before any time or effort is wasted on a survey that does not address the client's artistic or particular needs. That is, we request that the client or his representative, for instance the architect, walk around the property with the survey in hand, and check it out.
Architecture is art, and artists have peculiar concerns.
We will be happy to address those concerns.
How do Surveyors feel about Survey Affidavits?
Well, they take business from us. That's a clue.
Here's a discourse on how we feel.( Not on what you should do. )
If you're selling your property, and you have an old survey, you may be asked to sign one. It says that there have been no changes since the old survey was done. Also perhaps that you accept all responsibility for "all matters that a full and complete survey would find." Notice that it doesn't say "any changes since the last survey. You take all responsibility off the old surveyor. I can't tell you what to do, but I'll bet your insurance doesn't cover it.
If you're buying the property, you may be asked to accept the affidavit of a non-surveyor for a survey matter. Check his insurance. He can't give you back a dime if he invested every dime in his next house as stupidly as he did the affidavit.
If you're re-financing, you're the buyer and the seller, so you might as well take the cheap way out. You're re-financing for the money, right?
Please note: Most people can offer advice on getting loans, if they don't represent themselves as loan people. But you should listen to the people who offer the loans. More importantly, the discussion of legal tactics is the practise of law, and no-one other than a qualified lawyer can discuss you're legal position with you. Nothing in this section is meant to infer that you should do anything other than consult a lawyer.
MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS
Coastal Construction Control Line Surveys
Coastal Construction Control Line Surveys
Construction along the ocean is prohibited past the dune line. But the dunes are just piles of sand and they move. So the goverment delineated a control line that you can't build past.
We show that line on the drawing.
Of course ther's just a little more to it.
For one thing the line isn't monumented. The line runs along the dune line, the dune line moves, so the monuments would move. this complicates things a bit.
Concrete Tie-in Survey
This is to show you built at least this much of the structure, and you got it in the right place.
The bank wants to know you're spending their loan money properly before you get the next draw.
The Building Department wants to know it's in the right place.
Drawing will show;
* Site Benchmark
* concrete slab instead of forms
* slab elevation (checked against building stakeout, codes and road).
* Ties to property lines
* revision note and date.
* type of survey (slab tie-in)
Elevation Certificate
Elevation Certificate
You will be told if you need this by your insurance agent or your mortgage company. If you're not told to get this, then you don't need it. It's not interesting reading.
This will always save you money. The reason is simple. If you get one, your status, and the amount you owe, are known, and are never a worst case scenario. If you don't get one, the company you deal with will assume you are in a worst case scenario, and will charge you accordingly.
* We note building types, monolithic slab floors or raised floors
* We note the floor elevation
* We note the highest and lowest adjacent elevations, to show drainage.
* all elevations are based on ngvd '29. (National Geodetic Vertical Datum (circa 1929)) Local mean sea level is 1.7'
Fence Surveys
Good fences make for good neighbors.
Except when you put your fence on your neighbor's land. Then you're a bad neighbor.
If you put it on his land you're a thief. He thinks you're trying to steal his land due to possesion. He tears your fence down. He's not really allowed to, but your position is indefensible in court.
If you put it too far into your yard, you're an idiot. He thinks he can steal your land due to possesion. He builds on your land to solidify his claim. Turns out you really do need to go to court. Should'a got a survey.
We usually stake the property line itself for this and let you come in as far as you want, or get as close as you want. At your request, we can give you a level line to keep your fence level and straight.
Final Survey
This is to assure the bank and the building department that the construction is actually finished, and that all the improvements paid for were completed.
Here's what it entails:
* nothings "proposed", nothings "forms" anymore, no previous form are `open'
* nothing is "to be verified in field" anymore
* must say "finish floor elevation=", "garage elevation = "
* flood zone
* show closest ties on 4 sides - scale all ties
* show ties to wet face of pool - also to pool deck.
* show more dimensions on concrete than for a mortgage survey
* erase `vacant', `occupied' and `bldg under construction' from all lots
* pond and pond detail must be shown (this is when they're used)
* show pond size and max size.
* show edge/water and top/slope and use arrows for ties.
* unincorporated palm beach county requires topographical survey showing drainage. So does royal palm beach, crestwood, la mancha, willows
* lot and building corners, , swale and flow arrows
* revision and change date
* show well and septic and distance between them
* if elevations were ever proposed do drainage certificate
Also if in county or wellington
* get/keep prior revisions
* log bm
* sign and stick
* check notes
* survey type is final survey (accept update)
Flood Zones
Flood Zones
You're in a 'Special' Flood hazard zone if the area you're in has more than a one in a hundred chance of flooding this year.
One chance in a hundred in any one year works out to the virtual certainty of 3 floods during a thirty year mortgage. Most of us are in a less likely zone.
The non hazard zones are 'B', 'C', 'X', and a few others.
The hazard zones (slightly higher premium) 'A'anything and 'O'anything.
Your insurance company or your surveyor can tell you what zone you're in. sometimes you're building and zoning department can too.
The usual solution to being in a flood zone is to build at a height that the flood waters won't reach. It's not as expensive as it sounds. And it pays for itself in reduced insurance premiums.
But it takes a survey.
Formboard Surveys
Formboard Surveys
This is to assure the bank and the building department that at least this much of the construction has been built in the right place. We include elevations and issue a drawing.
Here's what it entails:
* We check that benchmark is correct
* We change the type of survey on the title.
* We erase all proposed items (nothing is proposed anymore)
* We replace "proposed residence" with "under construction residence (Forms) or (concrete slab) or (stemwall)
* We put building ties on drawing (lots of ties)
* We show "no form" or "stringline only" segments
* We show top form elevation, road elev
* revision - "formboards", w.o. #, f.b.&p., date
* swale elevations on drive (where formed)
* We erase "vacant" from lot and adjacent lots
* We check field drawing (not just notes) to add any comments to original Drawing.
* add ties and building across lot and compare to p.l.
* run through all calcs
* check block tie
* any re-set points must be shown (they get charged for)
* check field instructions to see if other work was requested (show it)
Mortgage Surveys
Mortgage Surveys You get a survey when you get a mortgage. Actually you get it just before you get a mortgage. You yourself already qualify for the mortgage when the survey is ordered. That is, first they qualify you, then they qualify the real estate. The value of the real estate is already established by an appraisal. What the survey shows is what encroachments exist and what structures are physically part of the property.
Encroachments onto neighboring property and also encroachments into easements will probably not be insured. Usually that just means the fence that was there three owners back and whose ownership isn't really known, isn't insured. And that the tin shed somebody threw up in the corner of the yard isn't insured either. Sometimes it means a garage or a roof eave, or even a house wall isn't insured. When it gets to the point that the insurance policy won't cover the value of the mortgage, then the mortgage company backs out, and doesn't fund the purchase. This is actually good news for the buyer, who gets to move on with his life and buy a less encumbered property. It's bad news for the seller, who has to remove the encroachments. (Sometimes through court order)
All property owners should keep their mortgage surveys. They should review their survey when there is any construction on their property or their neighbor's property. They should make their survey available to the buyer and the buyer's surveyor, so that 'interpretation' doesn't cause any problems.
Ocean front Jobs
Ocean front Jobs
* We get existing vegetation line and shoreline (waterline)
* We include existing dune line.
* We show elevation for mean high water line
*cccl map is in
Permit Surveys
Permit Surveys
This is for vacant lots
* We show lot area
* We show adjacent construction, both in progress and completed.
Lots under 1/2 acre with septic require existence prior to '72
* 3 year 24 hour and 100 year flood elev.
* Road centerline Shown (setbacks are from centerline )
Reading a Plat
You find Plat Book 'XX' and Page 'YYou find Plat Book 'XX' and Page 'YY' in legal descriptions. You find the name of the plat in the description too. It's not always the name of the subdivision as it's known today. The street names can be different, too.
The book and page numbers don't change, though. So look them up that way. You find the in the County Courthouse wherever you are. In Palm Beach County, there are some private companies that sell them and also a great many plats are available on line at the Palm Beach County Building and Zoning site. (Search for plat maps online and specify whatever county you're in.) You need every page of the plat, too. The first page may contain easement and setback information you need. The other pages may contain curve and other information you need to know. You can't the chance.
Once you have the plat, you look up the block and the lot. The block is the land surrounded by, for instance, four roads. It can a water boundary, or be bounded by a park, or even just be on the edge of the plat. But it has measurements all the way around it in the form of lines of specific distance and direction. These lines are tied to centerlines in the street, or control lines on canals, or other lines in the plat. The lot is one of many in the block and is bounded, again, by lines of specific distance and direction. Every block is numbered or lettered. So is every lot, and they're all consecutive.
Plats show easements, and that's important. Easements control construction.
Plats also show how the land in the subdivision is tied to the section of land the subdivision is in. "Section" has a specific legal meaning (along with 'township' and 'range') that are related to the way the State's lands were divided when it became part of the USA. Before that the Spanish used land grants, which are something else. In addition to that. there are metes and bounds descriptions, and also aliquot descriptions.
Of course I have to add that the best way to read a plat is to hire a surveyor and ask him all the questions you want. That's what I do.Y' in legal descriptions. You find the name of the plat in the description too. It's not always the name of the subdivision as it's known today. The street names can be different, too.
The book and page numbers don't change, though. So look them up that way. You find the in the County Courthouse wherever you are. In Palm Beach County, there are some private companies that sell them and also a great many plats are available on line at the Palm Beach County Building and Zoning site. (Search for plat maps online and specify whatever county you're in.) You need every page of the plat, too. The first page may contain easement and setback information you need. The other pages may contain curve and other information you need to know. You can't the chance.
Once you have the plat, you look up the block and the lot. The block is the land surrounded by, for instance, four roads. It can a water boundary, or be bounded by a park, or even just be on the edge of the plat. But it has measurements all the way around it in the form of lines of specific distance and direction. These lines are tied to centerlines in the street, or control lines on canals, or other lines in the plat. The lot is one of many in the block and is bounded, again, by lines of specific distance and direction. Every block is numbered or lettered. So is every lot, and they're all consecutive.
Plats show easements, and that's important. Easements control construction.
Plats also show how the land in the subdivision is tied to the section of land the subdivision is in. "Section" has a specific legal meaning (along with 'township' and 'range') that are related to the way the State's lands were divided when it became part of the USA. Before that the Spanish used land grants, which are something else. In addition to that. there are metes and bounds descriptions, and also aliquot descriptions.
Of course I have to add that the best way to read a plat is to hire a surveyor and ask him all the questions you want. That's what I do.
Purpose of a Survey
The purpose of the most common survey is to show the new purchaser what his deed describes. No survey shows you what you own. Ownership (called <i>title</i>) is the concern of the Title Companys. They insure ownership and use of what you buy. And they're very specific. Surveyors take that very specific decscription of what's being insured and show you that. We show you exactly where the boundarys of what you're insuring are. We show you what permanant structures are on it. We show what structures cross those boundaries. We show phyisical evidence of those boundaries, or alternate boundaries. A survey is not a replacement for visual inspection or for a title search. It does not concern itself with value or potential permanance. Those things take an appraisal.
Reading Leagal Descriptions
Assume as little as possible, research as much as possible.
In lot and block descriptions be you have the plat book and page numbers right.
Surveys for Septic Tank Applications
Fha wants well: 50' from tank
50' from house (will take 25')
10' from prop. Line (will take anything)
And wants septic tank 10' from house
Applications
* We show well or water meter.
* We show water line from well or meter into house.
(and from house to out-buildings.)
* we fill in permit application if provided by client
* we flood zone w/map info
* we all r/w info (used by county for setbacks)
* we show proposed house, tank, test site, drainfield, well, pond and canal
* we show septic 100' from well, canal (west palm accepts 75')
* we show well 50' from pond and canal
* we show b.m. - location, description, elevation
* we note "proposed septic and drainfield - x number sq. Ft. Unobstructed Area.
900 for 3 bedroom
1200 for 4 bedroom
1600 for 5 bedroom
Commercial - unusual bldgs as directed
* we check that proposed drive doesn't conflict with proposed well
* we check setbacks (must be shown)
* we revision block and date
* we show adjacent areas: including kitty corner - lot and block numbers, vacant
Or built on, well, septic, pond, inundation, canal.
* we do an hrs addendum to permit application - check hrs checklist
Site Plans
* do drawing checklist first
* title is boundary and site plan
* revision note if needed
* review title commitment and note it (if in package or requested)
* architect's plans generally show the road on the bottom
(Rather than north on top)
* septic tank should be center of lot
75' from lake or canal
* adj lots vacant or occupied (well & septic within 100')
Note adjacent f.f. Elevs
Note no wells or no septic
Note public wells or sewers
* flood zone w/map info
* all right-of-way info (used for setbacks)
* lot area (gross and net)
* porches must not violate setbacks ( sidewalks & driveways can).
* driveway, entrance and walk, wing walls, and porch must appear as on
Plans, including notation, or permit may not be issued.
* city-type sidewalks may be required despite not being on plans.(Check)
* centerline road, swale, and lot corner elevations required by county to determine necessary fill.
* close building (existing and new)
For building stakeouts - include overalls -
Add through and scale setbacks and overalls - compare to lot line
(This is where you'll get nailed)
* scale building setbacks & distances
* tie building on four sides
* issue a boundary survey and a survey with site plan (two drawings)
* elev's on core site, all corners, top of water, Road.
* site benchmark, ngvd note, legend, base bench
* hrs forms
* altera forms no longer done by us
* certify compliance with title commitment - schedule a as well as
Schedule b (get schedule and docs from title company)
* include note: driveway swales to meet p.bch. Co. Requirements
* draw in drainfield and unobstructed area
Special Purpose Surveys
* sometimes what Makes it special purpose instead of boundary (or whatever) is the cost. - a boundary survey on one property line for Instance.
Update Surveys
* save prior originals
* copy current original
* stick and sign
* changes
* update to current mts standards
* revision note (include date, job number)
* date on signature line (make current)
* save field notes
* run through description (check against plat)
* show a closed boundary (check closure)
* update job number, firm number changes to 6838
* check work order for other work to be done
* compare reference surveys (property ties and block ties)
* type of survey
* legend
* notes (lb number)
* log job, description, notes, drawing and bench (especially client-driven updates)
* north arrow
* adjacent areas
* street names (2) match address on work order
* block-tie (compare record & field)
* bearing base
* boundary bearings, distances or angles
Bold lines match description
* easements, , location, description, encroachments or clearances
Check for superfluous easements
* net property line distances
* location sketch
* corners
* building ties, fence ties
* show or note all improvements
* add through ties & buildings, compare to property line
* square out house
* calc and highlight everything on notes
* label drives (conc, dirt, etc.)
* all fences 'x'ed or boxed and tied
* fha? Well and septic w/sticker
* area on vacant lots (and m and l drawings)
* elevations - ngvd note, el. Arrow in legend, base & site bm, bm logged
* verify stated scale (all drawings) verify angles (m and l drawings)
* all abbreviations noted in legend
* drawing block
* section work-ups and preliminary drawings go in section files
* cccl line? Erase. Updated 19??
WHO LOOKS AT WHAT