Land Survey

[salty87]

we recently purchased 10 acres of land, undeveloped. we're going to build a relatively small home...no where near the property lines.

what's the benefit of getting a survey? i've gotten 1 quote for $1600. the finance company didn't require one but our architect would like to see it. i'd rather not part with the bucks if not necessary.

any insight will be appreciated. thx

 

[rockyrude]

Re: Land Survey

The survey shows all of the lot line details as well as ANY public utilities or hidden "stuff" that might be inside your proerty lines.

 

[Summer Fun]

Re: Land Survey

Go get a copy of the tax map on your land. The border pins/markers should be there you just need to find them.

purchased 10 acres of land, undeveloped.

details as well as ANY public utilities or hidden "stuff" that might be inside your proerty lines.

Rocky, I don't think anything is going to be there that warrants paying $1.600 bucks.

You can find that out for free by calling that 800 number before you dig.

 

[bigdee]

Re: Land Survey

Most counties have an online gis that will show an areial view of your property lines along with survey co-ordinates....just grab a handheld GPS and you will find the lines within the +/- error of your gps unit. This can be useful for finding boundry markers too. Once you find the markers you can line-of-sight between them.

 

[mommicked]

Re: Land Survey

o"Line of site" is assuming it's not thickly forested or hilly. I don't know about Texas, but in N.C. 10 acres could have alot of property corners, like the run of a creek being part of the property line, not just a square w 4 corners. I've seen larger tracts w only 3 corners and 5 acres w a dozen or more. If all property lines are not clearly marked, referenced, surveyed recently it's a good idea to have a survey done on new land purchases. A surveyor will check all corners and mark or replace unfound corners, and check for any neighbors or other encroachments like ditches, fences or paths that can, under some circumstances allow neighbors to continue to use or claim some of your property if they have used it for some years. In my county you need a survey and plot plan to build a new dwelling so the county can record the location of the new foundation and septic field to make sure it conforms w their specifications or restrictions, but this ain't Texas

 

[joed]

Re: Land Survey

It will also make sure you are actually on the correct lot.

 

[salty87]

Re: Land Survey

"Line of site" is assuming it's not thickly forested or hilly. I don't know about Texas, but in N.C. 10 acres could have alot of property corners, like the run of a creek being part of the property line, not just a square w 4 corners.

that's what i've got...lots of trees. can't see across the property.

i guess i'll get some more estimates. i also have a driveway easement that i guess i should make sure we don't mess up.

thanks!

 

[minuteman62-64]

Re: Land Survey

The $1600 cost doesn't seem out of line. Consider a 2-person survey crew for 1/2 day (maybe more depending on travel time) plus the work back in the office to research boundary markers/easements/etc. and prepare the final plot plan.

Whether that investment makes sense in your situation is the question. As suggested, you can probably find county records that show your lot lines, maybe locate existing corner markers yourself and determine at that time if you have any issues (such as a neighbor's structure that looks to be on your property) that would warrant the actual survey.

(used to do that stuff)

 

[Fishing Dude too]

Re: Land Survey

$1600 would be cheep down the road if a problem arrises

 

[bajaunderground]

Re: Land Survey

I'm not sure about where you live, here in Colorado (Springs, anyway?) before you can build a home on a lot a detailed survey must be performed to ensure, you're within the building envelope (i.e. set-back, easements, etc.). If not required by you AHJ, look into a Improvement Location Certificate (ILC), it should reflect any improvements (fencing, trees, structures, etc..) It's like a mini survey, they locate at least one lot marker and then use the legal description to plot on paper where the improvements are in relation to the lot lines.

I have a friend that owns a 2,400acre ranch in Southern Colorado and we laid out his perimeter ourselves using an 1:50,000 scale map with appropriate scale, laid out coordinates based on the map, then hiked the perimeter and staked it out. We were with a few feet at best guess in most places; however, during our staking we located an original Nat'l Forest marker (it corresponded with one of our staked way-points), so we weren't that far off! Always an option?!?

 

[bassman284]

Re: Land Survey

You might look into an Owners' Pollicy of Title Insurance if you don't already have one. Here's a link with some info:

http://www.jimolenbush.com/blog/understanding-texas-title-insurance1.html

Rural property lines can get fudged a bit over the years so it might be useful to know if your boundaries are where they're supposed to be.

 

[mommicked]

Re: Land Survey

Only a licensed land surveying co. can set "stakes" on property lines or corners legally, wooden reference stakes are one thing but placing permanent things like iron or steel w/o a license could get someone in trouble. I guess if you can afford 2400 acres, legal issues or fines might not be a problem. Big difference in the amount of regulations on large rural tracts and smaller properties in heavily regulated municipalities. Often trying to save money and wing it or DYI can cost you in fines or lawsuites from the county or neighbors. Like having to take down encroaching fences, or move driveways that are not in the easement. The surveyor will flag the tree trunks w ribbon and tie the knots on the side of the trees that face the passing property line showing you which trees are yours or not and some that may be on the line. Sometimes they will paint or put a small chop on the side of the tree but not usually in suburban areas. He can also mark the easement so you stay inside it w your new driveway. I worked in surveying for 25 yrs. and could tell you horror stories about DIY blunders for days on end. I recall a guy who added a garage to his house and did not get the foundation approved or have inspections. He thought he built right to the line in a neigborhood w 1+ acre lots in the county. His adition was half a foot onto the neighbors lot and the setback was 10' off the sideline (closest you could build a prmenant foundation) his only recourse was to buy part of the neighbors lot, get a variance from the county, or tear down half of his 2 car garage. He was at the mercy of his neighbor who could refuse to sell or demand a high price for it, or tear down half his 2 story w loft addition! I never found out how it ended.................... I've also seen alot of fences torn down because they were 1 or 6+" over the line. Alot of DIYers will pull a string from iron to iron on small lots and set fenceposts themselves touching the string. When you add the framing and wood on the outside w wooden fences the fence is now over the line and believe it or not some folks will not allow that and the fence must be moved You would be suprised to know how unaccurate older surveys are, especially in hilly and or wooded areas where horizontal distances were chained in, up and down hills and around large trees. Modern equipment can measure distances to less than 100th of a foot of accuracy w the press of a button if you have line of sight using infrared light sent from the instrument and returned by a reflector on the Rod. Then there's Surveying GPS which can also be very precise. The surveyor will also research all documents to ensure everything is in order and legal, important sometimes in old or vague lot discriptions. If it's an old lot and it's heavily wooded and some corners are wrong or missing he will have to survey adjoining properties to prove the location of the bad or missing corners and reset them correctly (required) and he could have 2 or three days of field work alone in this situation.

 

[bassman284]

Re: Land Survey

Well, mommicked's post pretty much covers everything. stuff happens. I could add horror stories of my own but why bother. Property line errors can get grim.

Yes, $1600 is a lot of money, but what is it as a percentage of the price you paid for the property? What is it as a percentage of the price you will pay to build the house? Biggest question is, where did this 10 acres come from? Presumably it was chopped off from a larger property. Is it stated as "10 acres more or less"? Commom representation of rural acreages.

I'm a major tightwad myself, but in this case I'd spend the money for the survey. I'd want to know what I really had.

 

[bajaunderground]

Re: Land Survey

Only a licensed land surveying co. can set "stakes" on property lines or corners legally, wooden reference stakes are one thing but placing permanent things like iron or steel w/o a license could get someone in trouble. I guess if you can afford 2400 acres, legal issues or fines might not be a problem.

You are correct here in Colorado, same thing; however, in this case it was merely to get a grasp of the where the boundaries were no permanent stakes were placed, only wooden reference post ...He was not building anything and furthermore, he knew he was getting an official survey for a conservation easement. And most, if not all parcels were sections of townships, so 1/2 of 1/4 of section 46 etc...

As I stated, I would get a survey to build, as most AHJ require them!

As others have stated there's probably a survey in title somewhere?

 

[salty87]

Re: Land Survey

thanks for everyone's input. i called a few more surveyors and found someone who specializes in the area....$750 instead of $1600. survey will be done next week.

 

[mommicked]

Re: Land Survey

You'll be glad you spent the money on the survey. I forgot to mention in my previous post that the encroaching garage was found while doing a loan survey for the second home buyers of the impacted neighboring lot. Classic example of why a survey is a good idea on property purchases. I would also add that $750 is a good price for a 10 acre survey here, but I'm sure you will spend more on the surveying required to construct the new home. Having a local firm saves money by being familiar w the zoning ordinances and getting everything submitted and approved for construction, and short return trips to perform more necessary new construction related surveying.

 

[halfmoa]

Re: Land Survey

I found out an astonishing amount of crap when I got my property surveyed...like the culvert and sliver of land where my driveway is going belongs to the guy acrossed the road.

 

[salty87]

Re: Land Survey

survey is done, stakes have been placed. there weren't any surprises. we learned some info about our neighbors and the property. all in all worth while information.

thanks

 

[bassman284]

Re: Land Survey

Cool.

 

[64osby]

Re: Land Survey

Years ago we had bought 20 acres, after the survey it turned into 21.5. The east line had past survey stakes and State (N) and Federal(S) markers on the corners. The west line was unknown and it turned out both the adjacent land owners had posted the property line as they thought. One was 150' off the mark. I also found out that an old outhouse that was supposed to be on the property was on one of the neighbors. I was very happy with that, it was no longer my issue.

Salty, Glad yours worked out for the best