New handheld LiDAR plus RTK scanning technology is helping McSteen capture more property data in less time, bringing greater efficiency and a more detailed view of site conditions to commercial real estate surveys.
In commercial real estate, timing matters. Title companies, lenders, attorneys, and developers depend on accurate ALTA surveys to identify potential property concerns and keep transactions moving forward.
At McSteen, we’re always looking for ways to improve that process. Our latest investment in handheld 3D scanning technology is changing how our team collects and processes field data for ALTA/NSPS Land Title Surveys.
By combining LiDAR (Light Detection and Ranging) technology with Global Navigation Satellite System (GNSS) positioning, we’re able to capture detailed site information faster than with traditional field collection methods. The result is a more efficient workflow that benefits both our surveying team and the clients who rely on our work.
A New Approach to Collecting ALTA Survey Data
Traditionally, collecting field data for an ALTA survey involved survey crews moving throughout a property, measuring and recording individual features such as buildings, pavement edges, fences, and other improvements. Depending on the property’s size and complexity, that process could take several days and require multiple crew members.
Our new scanning process changes how that information is collected.
After completing the standard boundary survey work, our field team connects a handheld scanner to the GPS base station and walks the property. As the surveyor moves through the site, the scanner collects LiDAR measurements and high-resolution images, creating a detailed three-dimensional record of existing conditions.
“Compared to traditional survey workflows, this innovative technique allows our team to thoroughly capture an entire site in just a few hours,” explains Greg Hill, Director, Survey Department.
After using the technology on several recent projects, Greg feels that it has reduced field time by more than half. Work that previously required multiple crews over several days can now be completed much more efficiently, freeing up field personnel to support additional projects.
More Than Faster Fieldwork
The benefits of 3D scanning extend beyond the time spent on a property, as one of the biggest advantages is the amount of information captured during a single site visit.
Traditional surveying methods require field personnel to identify and collect measurements for individual features. If something is overlooked, another visit may be necessary.
With LiDAR scanning, McSteen captures a much more extensive record of the site, including details that might otherwise require additional measurements. For example, the scanner can capture features such as building downspouts, exterior air conditioning units, and other improvements that could be relevant when preparing the survey. It can also collect certain measurements in areas that are difficult to access, including some fenced or restricted locations.
This additional information gives our drafting team more to work with and can reduce the need for return trips to collect missing details.
Thousands of Photos Provide a Clearer Picture of the Property
Another important advantage is the extensive visual documentation the scanner captures automatically.
During a recent scan of McSteen’s office property, the technology collected more than 1,450 photos, providing a detailed visual record of existing site conditions without requiring additional photography by the field surveyor.
For Tim Eich, who works on the drafting side of McSteen’s ALTA survey process, this is one of the most valuable improvements. Instead of relying on older aerial imagery or Google Street View when reviewing field information, the drafting team can reference current images captured during the survey.
That makes a difference when interpreting site features or answering questions about specific conditions. For example, if a question arises about a fence that may cross a property line, the team can review images showing the fence and surrounding conditions at the time of the scan.
The technology also allows the team to obtain more direct measurements of buildings and certain features that previously required indirect measurements or additional equipment.
Turning 3D Data into a Finished ALTA Survey
Collecting the data is only the first part of the process. Once the fieldwork is complete, McSteen’s drafting team transforms that information into the drawings clients use.
The workflow begins with specialized software that processes the scan data into a three-dimensional point cloud. A point cloud is a collection of measured points that represents the physical features of a property in 3D.
From there, the team uses 3Dsurvey software to identify and draw features such as buildings, pavement edges, and other site improvements.
The information is then transferred into McSteen’s existing drafting software, where the survey is completed using established drafting procedures.
This process shifts some of the work traditionally completed in the field to the office. While interpreting the point cloud adds drafting time, it also allows the team to complete detailed measurements and linework without remaining on-site.
As Tim explains, the field time saved more than makes up for the additional drafting work in the projects completed so far. The team has also been comparing results from the new technology against traditional surveying methods. Initial testing has shown encouraging consistency between the two approaches.
What Does This Mean for Title Companies, Lenders, and Developers?
For commercial real estate professionals, an ALTA survey provides important information about a property’s boundaries, improvements, easements, and potential encroachments. These details help inform title review, lending decisions, and property transactions.
Learn How to Read an ALTA Survey >>
McSteen’s updated scanning process is designed to make collecting that information more efficient while providing more detailed documentation of existing conditions.
The benefits include:
- More efficient fieldwork. Reduced time on-site can help McSteen manage survey schedules and respond to client timelines.
- More complete site documentation. Detailed 3D measurements and automatically captured photos give our team additional information to reference during drafting and review.
- Fewer potential return visits. Capturing more site features during the initial visit reduces the likelihood of needing additional field measurements.
- Better information when questions arise. Current site imagery helps our team review property conditions and respond to client questions.
Bill Feller, who works directly with McSteen’s clients, immediately recognized the potential when he saw the technology demonstrated. “I was quite impressed and blown away,” Bill recalls. “The imaging was unbelievable.”
From a client perspective, Bill sees opportunities to improve turnaround times and create greater efficiencies in the surveying process. He believes commercial title companies and attorneys handling real estate transactions stand to benefit particularly from these improvements.
While survey timelines and pricing will continue to depend on property conditions and project requirements, the technology gives McSteen another way to manage the work more efficiently.
Investing in Better Surveying Technology
New equipment is only valuable when it makes a meaningful difference in how we serve our clients.
For McSteen, implementing 3D scanning technology has involved testing accuracy, learning new software, and adjusting established workflows between our field and drafting teams.
Early results have been promising. Our field professionals are spending less time collecting measurements on-site, while our drafting team has access to a much more extensive record of property conditions. And as our team gains more experience with the equipment and software, we expect to continue refining the process.
Our approach to ALTA surveys remains grounded in the same priorities our clients have always relied on: accurate work, responsive communication, and an understanding of the timelines involved in commercial real estate transactions.
The tools we use are evolving. Our commitment to delivering high-quality land surveying remains the same.
Need an ALTA Survey for Your Next Commercial Real Estate Transaction?
Whether you’re coordinating a commercial closing, evaluating a property, or preparing for development, McSteen can help you determine the surveying services your project requires.
Contact the McSteen team to discuss your next ALTA survey.