Land surveying is crucial to responsible land development and though not always required in a real estate transaction, it can be useful for a variety of reasons in helping to protect what is oftentimes your largest investment – your property.
The land surveyor you select for your project plays an integral role, whether it is an ALTA Survey for a large commercial project or a Mortgage Location necessary for the purchase of your new home. A high-quality, comprehensive, and accurate land survey is essential, thus you need to hire a land surveyor you can trust.
Here are a few questions you should ask a land surveyor to ensure a good match.
Are you licensed?
It is critical that your land surveyor is licensed to perform land surveying services in the state where your property is located. Therefore, you should always request to see evidence of this certification so that you can be sure you are hiring a professional surveyor.
In order to become a registered professional land surveyor in Ohio, a four-year degree is required from an ABET-accredited or Board approved engineering or surveying curriculum. A surveyor must then pass the NCEES Fundamentals of Surveying (FS) examination in order to obtain a temporary license from the state licensing board and begin work as a surveyor.
An individual in Ohio must have a minimum of four years of experience as a surveyor before taking the NCEES Principles and Practices of Surveying (PS) exam and becoming eligible for a professional license.
How much experience do you have?
Finding a land surveyor with plenty of experience can make all the difference. An experienced land surveyor with a history of high customer satisfaction should be able to provide you with a quality product that satisfies your needs.
Land surveying is both a science and an art. The science and mathematics of completing a survey is an incredibly precise process of data gathering. The interpretation of data gathering, however, is at the discretion of the licensed surveyor performing the survey to give his or her professional opinion.
Legal descriptions can be unclear and/or surrounding deeds can contain conflicting information. It is the surveyor’s job to piece together the information and provide the best opinion possible with the available facts and data, so an experienced surveyor is essential.
McSteen is a 3rd generation family-owned business with 50+ years of experience in land surveying. Since the first generation took ownership in 1970, the company has grown to cover all of Ohio in addition to surrounding counties in Pennsylvania, Michigan, Indiana, and Kentucky.
How much does a land survey cost?
The cost of a land survey depends on many factors, including the size of the property, the terrain, where the land is located, and the type of survey required. The only way to get an accurate estimate for a land survey is to talk to a surveyor directly.
With that said, we can offer some guidelines on what you can expect for different land surveying services with McSteen.
- Residential Mortgage Location Surveys (for Title and Lending ONLY) are performed at standard prices on a three-tier system that you can view here.
- Commercial Mortage Location Surveys (for Title and Lending ONLY) are individually quoted, and start at $500 and up, based on complexity and requirements.
- Residential Boundary Surveys are individually quoted, starting at $1,400 and up based on complexity and requirements.
- ALTA Surveys are individually quoted, starting at $2,500 and up based on complexity and requirements. The average cost of an ALTA Survey is approximately $3,200.
- Topographic, Lot Splits/Consolidations and other Commercial Surveys are individually quoted, starting at $1,800 and up based on complexity and requirements.
What information will my land survey include?
There are different types of land surveys and as a property owner, you are able to have your property surveyed at any time. The type of land survey you need will depend on what type of information you need about your property.
Boundary Survey
Boundary Surveys are highly accurate calculations of your property lines that can be relied on for property construction and other property improvements on both residential and commercial properties.
Mortgage Location
A Mortgage Location is different from a boundary survey and is not used for construction or for boundary determinations, but rather to confirm that what is described in the property’s deed is what is actually transferring in real life as part of a real estate transaction. This product is solely for the use of lenders and title insurers.
Topographic Survey
Topographic Surveys include field measurement and preparation of a plat to establish land elevations. These surveys are typically contracted by a residential or commercial property owner before making improvements to the property such as, but not limited to, additions, landscaping, or parking lots.
ALTA Survey
An ALTA Survey is essentially a boundary survey plus a detailed depiction of property improvements, easements, and anything else impacting the parcel. It is used for a variety of reasons, from securing title insurance at the closing of a deal to being used as a design document for engineering purposes.
Site Planning or Base Map
Typically used for development projects, a site plan or base map combines boundary and topographic surveys and utility location and helps to determine the starting point for the project.
How long does it take to complete a land survey?
There is a lot of work involved in a land survey. While the physical act of completing a survey can take an average of two weeks, it can be up to a month or two before you have the completed survey document. The industry as a whole is experiencing a significant backlog, which means searching for a new land surveyor likely will not speed up the turnaround time. Have additional questions about land surveys? With 50+ years of experience in surveying in all 88 counties of Ohio and surrounding counties in Pennsylvania, Michigan, Indiana, and Kentucky, McSteen is a leader in the industry. Contact us or Get a Free Quote and let our team of survey professionals take on your surveying needs.
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