Boundary surveys delineate property lines, easements, and various other important details about a particular property as mandated by state and government standards. When ordering an ALTA/ACSM land title survey, it is essential that the surveyors adhere to the set of national and governmental standards put forth by ACSM (American Congress on Surveying and Mapping), later on adopted by ALTA (American Land Title Association). These standards seek to establish uniform guidelines for different types of commercial real estate transactions.
More detailed than your typical land border survey, an ALTA/ACSM survey includes details like easements encumbering or benefitting a property, access or lack thereof to a public road, possible encroachments across the easement or boundary, zoning setbacks, evidence of use by other parties, evidence of cemeteries, flood zones, water boundaries, and names of adjoining property owners. In addition to this long list of survey details, ALTA/ACSM guidelines also require surveyors to perform in-depth research on the property before even beginning any actual measurements. This means a thorough examination of the current title commitment and looking into municipal and country records for possible encumbrances. This due diligence itself provides foreknowledge of possible conflicts concerning the land before direct survey even begins.
ALTA/ASCM land title survey may be costlier than a typical boundary survey, but it does cover a world of other property details that general boundary surveys miss. In fact, these surveys even cover more than minimum state standards, although this depends on the type of survey you order to be performed by your land surveyor. When searching for a surveyor to do your due diligence, see to it that they use up to date standards from ALTA/ACSM. This nationwide guideline has strict standards of accuracy and the availability of advanced technology like satellites and laser equipment these days makes this possible.
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High definition 3D laser scanners are now the go-to survey measurement tools for professional land surveyors. Land surveying companies turn to laser scanning technology to streamline and improve data collection processes and overall project outcomes. More than mere tools for measuring vast distances, 3D laser scanners gather information with pin-point accuracy, which makes them extremely beneficial for determining as-is conditions of surveyed areas. The technology offers a smart and efficient solution to many challenges that land surveyors encounter in the field.
Land surveyors are stewards of property boundaries, and their work help find and solve on-going issues not limited to land disputes. High definition 3D laser scanning technology helps land surveyors overcome many of the challenges that traditional survey methods simply cannot tackle. Below are some of the top advantages that this technology offers over other types of land survey methods, tools, and techniques:
- 3D land surveys cut field time significantly. Traditional space and property mapping takes a considerable amount of work, time, and money. 3D laser scanners eliminate time-consuming tasks while still providing accurate data reports. This reduces field time considerably while also helping save cost by preventing errors and the need for rework. This kind of pinpoint accuracy also allows surveyors and project planners to concentrate better on what the reported data actually means rather than focusing all their time and effort on data collection. Data gathered in 3D land surveys can even be used to create 3D models of the surveyed property, which allows surveyors to fully showcase solutions to clients.
- Laser scanning is highly versatile. The tools used for this survey method come in a wide variety of platforms, which enables land surveyors to choose between different tools for the job. From mobile laser scanning to aerial mapping, high definition surveys provide superb flexibility, especially when working around obstacles as they measure properties.
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A land survey must be conducted whenever you buy land, and two of the most essential services to consider are the topographic and boundary surveys. A topographic survey is conducted to determine a land’s geographical condition, and boundary surveys are performed to measure the boundaries of a parcel of land. These surveys can help you save money and avoid issues associated with land ownership, the condition of the property, and boundary issues. Here are more insights that can help you understand each survey:
Data from a topographic survey will be useful in identifying the land’s contours and map. Hence, the survey is conducted preferably at the planning phase of a construction project. Maps and contours will be useful when creating the base map for the structure. The survey is conducted irrespective of the type of project, whether it is a residential or commercial structure, or a road or a bridge. It can reveal various details about your land, like its value, strength, and life.
The topographic survey is conducted below and above ground level. Hence, every feature of the land will be surveyed and examined, including walkways, manholes, wells, soil density, trees, and utility poles. The procedure starts by establishing the horizontal and vertical control to serve as the survey’s framework. From there, surveyors will determine enough horizontal location and the elevation of the ground points, so they can obtain enough data for plotting. Man-made and natural features will be located, and the elevations, volumes, distances, and angles of earthwork will be computed before the topographic maps are drawn.
Residential property surveys are also known as ‘boundary surveys’, but they are more complex than and do not merely involve pinpointing and calculating a land’s boundaries. They involve research and analysis of the land. Likewise, surveyors look up previous surveys, which may influence current conclusions about the land. A boundary survey is typically requested before building any structure on the land and in case of dubious lands.
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Land surveying used to require a lot of time to finish, but professional surveyors continue to upgrade and invest in the latest equipment to save time and provide better value to their clients. The 3D laser scanner is one of the highly advanced and most updated land surveying equipment used by professionals for high-definition surveying requirements. With 3D laser scanning, surveyors are swiftly able obtain accurate data. Discerning builders, architects, and project developers prefer this method to accurately survey the land that has already been used or constructed, but must be examined further for destruction, remodeling, renovation, and other purposes.
You can have your land or property surveyed using the 3D laser scanning method at any point in the developmental phase, like initiating, planning, upgrade, and conclusion. Be sure to hire experienced professional land surveyors who have known for their reliable 3D laser scanning services. A 3D laser scanner uses a high-definition scanning method with an updated scanning system. This way, land surveying can be accomplished faster, while ensuring accuracy and versatility for a wide range of applications.
The equipment is used with a high-end software for viewing the 3D images. The software can display panoramic images, measurements, and markups. A 3D laser scanner can take 360 by 320-degree photo realistic panoramic scans, too, so surveyors can provide you with precise and exclusive 3D images that are highly detailed.
Land surveying using 3D laser scanners can help you save a lot of time and money, unlike when you rely on traditional methods. It can be used to update or create as-built documentation, and the information generated by the scans can be helpful when conducting damage and condition assessment. The 3D laser scanning method is used in clash and interference checking, deformation analysis, and creating 2D plans. It can be useful in obtaining tank/vessel volumetric information and in 3D semi-automated modeling, too. With the right software, the data can be exchanged with commonly used CAD platforms or used for making precise 3D models quickly from point clouds.
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A land survey is one of the things you must accomplish when planning to buy any property or land in Arizona. It is ordered prior to making any changes on a structure, too. Regardless of your reason for needing land survey, you need to make sure that you hire only professional land surveyor and surveying services providers. That way, you can be sure that the surveying method is appropriate for your requirements and that it will yield accurate and reliable results. However, not all professional land surveyors can provide the most reliable services, and the most expensive surveyor will not necessarily mean the best service. Likewise, the cheapest service may not be accurate or reliable. Hence, consider the following tips should help you find the right land surveying company in Arizona:
Look up the most experienced land surveying companies in Arizona – Make sure they are licensed to conduct land surveys in the state and that they have at least a decade of experience working here. Some of the best professional land surveying companies in Arizona have been providing their services to local clients for more than 30 years, making them the most trusted and reliable service providers in the state.
Read feedback about the surveyor – You want to make sure that you are hiring friendly and responsible surveyors. Hence, look up feedback about them, and ask for references. This is a good way to get to know them and how professional they are based on the words of previous clients, too. Be on the lookout for repeat clients who only have good things to say about them.
Find out what they can do and how they do it – Professional land surveyors should be able to conduct any form of land surveying, including ALTA/ACSM surveys for commercial properties, residential or boundary surveys, topographic surveys, mapping, and environmental surveys. Make sure they use only the most proven and advanced techniques and equipment for doing their surveys, too, like GPS and high definition 3D laser scanners.
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Land surveyors must follow a set of standards and uniform code when conducting surveys and recording the results, especially if the data will be used for construction and civil engineering purposes. They use specific land surveying methods to suit the purpose of the survey, too. For instance, when surveying land in Colorado for commercial purposes, they use the ALTA/ACSM land title survey, an accredited due diligence survey that provides information on the property’s easements and boundaries, features that may determine or affect ownership, and other features that may require further investigation. To conduct surveys swiftly and accurately, land surveyors in Colorado use advanced and the most updated equipment, like 3D laser scanners.
The 3D laser scanning survey method is a high-definition survey technique that yields quick and accurate results, making it highly preferred over traditional surveying methodologies. Those are the reasons why civil engineering and construction projects can benefit greatly from it. Moreover, it is versatile for builders, construction companies, project developers, and architects who need to survey land that has already been used or built upon, but requires further examination for purposes like remodeling, renovation, or destruction.
Professional land surveyors in Colorado rely on 3D laser scanning to create or update as-built documentation. Builders and civil engineers can rely on the method to create 3D and 2D models, and inspectors can rely on the results when examining a structure for flaws and damage. Data from a 3D laser scanning service may reveal tank and vessel volumetric information, as well as data for damage and condition assessment. Data can easily be exchanged with many CAD platforms, and viewed using specialized software, which shows photo-realistic panoramic scans of the property being surveyed.
Land surveyors in Colorado rely on other widely used technologies, like GPS, to determine and evaluate 3D or terrestrial space positions of points, distances, and the angles between them for construction and civil engineering purposes, too. GPS is a helpful tool for land surveyors when they need to accurately determine the position of points.
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Sometimes, property disputes may arise between two owners of neighboring properties and the issue is about conflicting boundaries. Boundary disputes typically occur when legal descriptions become confusing and two landowners are claiming to own the same parcel or area of a property or land. In that case, there is a need to hire a land surveyor to properly settle disputes related to conflicting property boundaries. If you are currently in a predicament concerning land ownership, it is recommended that you hire a licensed land surveying company that has a good track record of conducting accurate and reliable residential property or boundary surveys.
Property line conflicts and disputes typically occur when homeowners fail to determine where their boundaries are. Sometimes, a land surveyor will be called upon by a finance company or bank to verify where your property lies before they grant you a reasonable mortgage. A lot of homeowners will assume that their property is only within an existing fence or where the tree line is, or where a neighbor or previous homeowner would state where lot lines are. Disputes may arise when you buy existing property and you want to build a fence, improve the landscaping, or enhance the driveway. These projects may cause you to encroach on adjacent properties. A land surveyor can serve as a credible witness in case your need to take your case to court.
In case you are planning to expand or renovate your home, build a fence or a wall, erect a gate, or add to your front or backyard, you should consider hiring a land surveyor, too. Do not wait until your neighbor starts to complain about you encroaching on his or her property. In fact, hiring a land surveyor is recommended before embarking on any construction project. As a preventative measure, hiring a professional surveyor will help identify where your property begins and ends, define where you can build, and help you avoid expenses associated with lawsuits and rework. Doing so shows that you are a good and responsible neighbor, too.
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