Welcome to Troy Land Surveying!

Welcome to the Troy Land Surveying website

This site is intended to provide you with information on Land Surveying in the Troy, AL, Auburn, AL, and Montgomery County area of Alabama. If you’re looking for a Troy Land Surveyor, you’ve come to the right site. If you’d rather talk to someone about your land surveying needs, please call  us at (334) 403-4503 today. For more information, please continue to read.

Troy land surveying

Land Surveyors are professionals who measure and make precise measurements to determine the size and boundaries of a piece of real estate.  While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:

Troy Land Surveying services:

  • I need to know where my property corners or property lines are. (Boundary Survey)
  • I have a loan closing or re-finance coming up on my home in a subdivision. (Lot Survey)
  • I need a map of my property with contour lines to show elevation differences for my architect or engineer. (Topo Survey)
  • I’ve just been told I’m in a flood zone or I ‘ve been told I need an elevation certificate in order to obtain flood insurance or prove I don’t need it. (Flood Survey)
  • I’m purchasing a lot/house in a recorded subdivision. (Lot Survey – See Boundary Survey)
  • I’m purchasing a larger tract of land, acreage, that hasn’t been subdivided in the past. (Boundary Survey
  • I need a survey of a commercial or multi-family site that meets the ALTA Land Title Survey requirements. (ALTA Survey)

Contact Troy Land Surveying services at (334) 403-4503 today.

What are the Differences between a Boundary Survey and a Flood Survey?

For some people, hearing the word “survey” only means one thing – a land survey. There are actually different types of land surveying, each designed for different needs.

In this article, we’re going to talk about the difference between a boundary survey and a flood elevation survey.

A boundary survey deals with finding the property lines and the monuments that mark the property corners of land described in a deed.

If you’re planning to purchase property, for instance, it’s important that you have the boundary surveyed so you’ll know exactly the size and location of the property you’re going to buy. Even if the seller has a survey drawing in hand, past survey results can be different from what a surveyor will find today.

Boundary surveys are used for different needs:

  • If you need to see the exact boundary of your property
  • If you’re suspecting encroachment and need it confirmed so you can take proper action
  • If you need to put up a fence around your property and need your property lines marked so you don’t encroach into another property
  • If you want to subdivide your property, either for selling it in smaller parts or dividing it among family, a boundary survey is the first step to make.
  • A boundary survey can also determine if your home is encroaching on any building setback lines if you are considering a home expansion.

A Flood Elevation Survey, on the other hand, is done to determine the elevation of your home and adjacent grades and how they compare to the base flood elevation. The results of this survey is an elevation certificate. An elevation certificate is required by FEMA’s National Flood Insurance Program (NFIP) from property owners with buildings classified within a Special Flood Hazard Areas (SFHA).

A flood elevation certificate allows FEMA to determine the proper flood insurance premium rates. It may also be used by a property owner for requesting a Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA) from FEMA.

Very often, getting a flood elevation certificate through a flood elevation survey will reduce insurance premiums. This is why getting a flood elevation survey is considered an investment by many.

So, a boundary survey will determine the horizontal extent (BOUNDARY) of your property, and a flood elevation survey will determine the vertical extent (ELEVATION) of your property and if you are in a flood plane and if you need to get flood insurance.

How Important is Land Surveying in Today’s World?

land surveying

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Most of you have probably never thought about land surveying until you needed it at some point. Many of us hear about land surveying all the time but never really give it much thought.

Since an investment in land and/or a home will likely be the largest investment you will ever make in your lifetime, knowing where your property lines are becomes very important indeed.

The art of land surveying was developed centuries ago. In fact, it’s one of the oldest professions in the world. The fact that it was used by man at such an early time and is still being used now shows how important surveying is to our survival.

The Many Uses of Land Surveying

Surveying land has many uses. Boundary surveying, for instance, allows you to know where your property corners or property lines are. This is especially helpful when disputes with a neighbour or with other people arise in terms of where your property ends.

If your family wants to divide a tract of land and transfer ownership to other family members, a boundary survey is the first step to do so.

If you’re having a building constructed, it is very important that you have the land surveyed to make sure that you are not encroaching onto other peoples’ property. A mistaken building location is very expensive to fix so you might as well invest in a boundary survey to prevent this.

A topographic survey, or topo survey for short, is another important type of land surveying. A topo survey is done to locate natural and man-made features on a particular parcel of land.

A topographic survey is different in that the elevation of the land is surveyed which means it can show man-made underground features, retaining walls, utility lines and etc.

Before you start any kind of construction activity, it’s important to have a topo survey done in the area so they’ll have an accurate record of the land’s existing conditions. Yes, that spot with the new mall in the neighbourhood had to have a topo survey done first.

Now, a flood survey or flood determination – this is very important too. It isn’t evident just looking at a property whether you are at risk of flooding or not. And, in some cases, even looking at the flood maps doesn’t give you an accurate answer.

The flood survey determines the elevation of the home and compares that to the base flood elevation. This is the only way to be sure you’re not in a flood hazard zone. If you’ve just been told that you live in a flood-prone area, having that confirmed by a professional land surveyor would let you know how to best proceed.

When getting flood insurance, insurance companies would require an elevation certificate from you. A land surveyor would be able to assist you with this.

If a company wants to invest in another state, or if there is a national lender on a commercial project, they will likely need an ALTA Land Title Survey done before anything is constructed.

An ALTA Land Title Survey is a lot like a regular boundary survey except that nationally accepted ALTA Standards are used to guide the surveying effort.

Land surveying standards vary widely from state to state and an ALTA Land Title Survey is used to cut down on this variation. Also, an ALTA Land Title Survey typically is more involved than the state standards variety.

Because of this, an ALTA survey can be more anywhere from 50% to 200% more expensive than using the state standards only. If you need this type of survey, I suggest seeking an experienced land surveying company who is familiar with these additional requirements.

In summary, there are many uses for a land survey and for seeking the services of a land surveyor. If you’re unsure of your situation, consult Troy Land Surveying at (334) 403-4503 today or go to the Contact page and send us an email.

Land Surveying: Estimating the Cost

land surveying

Copyright (c) 123RF Stock Photos

Land surveying, in summary, is the science and art of establishing or re-establishing property corners, property lines and/or boundaries. There could be different reasons why someone needs a lot surveyed.

The most common would be to determine if a piece of land is at risk of flooding, to subdivide a property to sell or deed to members of the family as well as to determine if there are any encroachments. This may happen if a neighbour disputes you are using a piece of his lot or viceversa (for more about this, check this page).

How much does land surveying cost?

If you have to have a piece of land surveyed, the first thing that will come to mind is “how much will it cost?”

There are several factors determining just how much land surveying on your land would cost. The fact that this kind of service has to be performed by a professional contributes a great deal to the overall cost of the service, but choosing a non-professional to survey your land is dangerous and probably illegal for the non-professional.

Because of this you really should to take a good look around before settling with a surveying company. If you must work within a particular budget, discuss this with the surveyor up-front.

Very often he may be able to offer cost saving steps to get the work you need done within these cost limits. The form of the land should also be considered.

A square or even a rectangle piece of land is somewhat easier to survey than an odd shaped parcel, or one with many different sides.

With the latter, the surveyor will need to take more time in surveying the curves as well as the bends meaning the cost of the service would increase. The overall measurements the land is also key factor here.

Keep in mind that the cost of land surveying will likely be proportionate to the time and effort that the land surveyor would spend on the project. If the land that you’re having surveyed isn’t accessible, or has thick vegetation, then the total price of the survey could go higher.

This is true of the climate conditions which could affect the work. Surveying in hot weather is somewhat slower to keep from putting the crew members in danger. Also, most surveying cannot be done during the rain.

When asking for a quote, bear in mind that surveyors base the estimate on expected conditions at the site. These conditions could change, leading to additional costs. Always inquire about these potential additional cost scenarios.

All that being said, competitive prices are also to be expected, and that’s why we recommend choosing a surveyor according to his experience and reputation rather than on the price he writes on a piece of paper.

Usually, it is better to invest a good amount of money on a survey that’s well-done rather than select a company with a very “affordable” price but have the survey repeated because the results were wrong

.In conclusion, it is best to discuss the expenses of the survey before you decide to ask the surveyor to begin his work. It’s also wise to obtain a contract that lets you know what is expected of the land surveyor. This is one of the most important steps in having your land surveyed.

To get a free land surveying quote, call us at  (334) 403-4503 or send us a message by going here.

Land Surveying: Ethics of a Land Surveyor

land surveyorNot a lot of people realize that land surveying is actually a fusion of art and science. Yes, different equipments are available for the surveyor’s use, but the land surveyor still has the last say on the results.

Despite this though, a land surveyor still has several guidelines to follow. If you’ve had an experience with a dishonest surveyor, or are wary about hiring one, this article should be able to help you out.

Ethics of a Land Surveyor

A surveyor should always start a project with fairness in mind. Your client as well as everybody party involved in the project is expecting you to be fair and just so make the best possible assessment with the evidences handed to you.

Before a project commences, the surveyor assigned to the project should come forward if there’s a possibility of conflict of interest. This is very important to preserve their relationship with the client. A surveyor should avoid professional impropriety by declaring involvement or any prior affiliations with any of the involved parties.

It is also the surveyor’s responsibility to keep any information regarding the project as well as the client confidential even after the project is done.

Several cases were reported where the surveyor overcharged the client. This usually happens when the client doesn’t know anything about land surveying. A land surveyor running his business with ethics will never do this. Fortunately, there are more honest land surveyors than dishonest ones.

A surveyor should charge a project according to the length of time needed to get it done as well as the level of technical complexity required for it. For the surveyor’s sake as well as the client, one should never sign plans, certificates or reports unless these are personally supervised by him.

Not only is this unfair on the client’s side, doing so could put his reputation in danger should the results get disputed and he doesn’t know anything about them.

Just like with other industries, a land surveyor should never undermine the capability of other surveyors or the people from the land surveying industry.

New technologies come up for land surveying all the time. When a surveyor knows that a project is beyond his skills, he should tell the client about it. There’s no sense accepting a project only to come up with a subpar result. It will only hurt your business and your reputation.

Surveyors should also be responsible enough to study, do a thorough research, practice and utilize his skills before offering clients a new service. If a surveyor is new to flood determination, for instance, then he needs to make sure that he knows how to perform it before offering it to his clients.

Surveyors do not work alone. They usually have a staff to support them. The land surveyor needs to be responsible for their actions at all cost, for actions or work carried out by them.

For a land surveyor to help you with your surveying needs, contact us at (334) 403-4503 or send us a message by clicking here.

Land Surveying History

land SurveyingLand surveying is among the oldest professions on this planet. From the time that man has decided that a part of land should be owned by a tribe, the necessity of surveying began.

Land surveying is fascinating. The strategies used aim to decide which portion of land is owned by whom, hopefully ending arguments permanently.

The bottom line is, surveying is really a process using mathematical ways to survey land.

The very first accounts of surveying land dates back to ancient Egypt. Experts found evidences that the ancient Egyptians used basic geometry to redraw the lines of boundary when the Nile River overflowed. An Egyptian land register dating back to 3000 BC have also been found.

Following Egyptians, the Romans – also probably the most powerful civilizations belonging to the ancient world – practiced land surveying. They took it a stride further and made “land surveyor” a state position within the Empire.

These people were called agrimensores, also called Corpus Agrimensorum Romanorum. While they used simple tools, they were very thorough with their jobs and would create straight lines and proper angles while using these tools.

After the lines were measured, they’d create shallow ditches to mark the lines. Actually, a lot of the furrows they created still exist today.

Among the recorded land surveying in the “modern” times belongs to William the Conqueror who wrote the Domesday Book in 1086. This book serves as a directory of names of land owners, the amount of land they owned in addition to other information regarding the land.

Even though it was a fabulous amount of information during this time period, the pieces of information weren’t 100% correct. The locations just weren’t accurate and the maps had not been made to scale.

One among history’s greatest icons had also been an avid surveyor – Napoleon Bonaparte. The interest in surveying land was actually just a product of his wish to conquer the world. Napoleon Bonaparte founded a registry referred to as cadastre.

This includes a registry of properties of a county, ownership details, locations and as many details concerning the land’s value. Yes, Napoleon Bonaparte can be considered a land surveyor – plus a very smart man.

The strategy used for land surveying have also evolved over the centuries, over time. Once, people would use whatever may help them determine the distance from one place to another.

It indicates using chains with links and even ropes. Naturally, this didn’t give accurate results but they didn’t have the technology we now have in those days.

Today, land surveyors enjoy the best technologies in order to help with their job. There exists GPS, or Global Positioning System, which is one of the more accurate technologies used today.

Total stations are also very important to a land surveyor, which employs the use of an EDM or Electronic Distance Measurement device together with a theodolite which enables for further precise angle and distance measurements.

For all your land surveying questions, call us at (334) 403-4503 or send us a message by going here.