When you contract a service, you naturally want to know how much it might cost. It can be frustrating not to find prices clearly listed on a website. Unfortunately, it’s not quite that simple with a land survey. There are many factors that can influence the overall cost of a land survey here at Delta. Here are just a few of them:
Property Location
The location of your property can play a role in how much your land survey may cost. If you’re located in an especially rural area, then it may cost more for our technicians to get to your property. Additionally, natural hazards on your property such as wetlands or forests may also increase costs and complexity.
Property Size
It takes our surveyors less time to assess a small property than it does a comparatively large one. The bigger the property in question is, the more time it will take the technician to properly assess it. The time put into a property survey plays a major role in the overall cost associated with it.
Property Complexity
Finally, property complexity plays the biggest role in determining the overall cost of the property survey. This can come from several key factors.
First, the surveyor will have to determine what is located on the property. The more buildings, natural features, easements, etc. that a property has, the more work the surveyor is going to need to put in to properly locate, notate, and assess everything.
Second, what sort of legal description already exists for the property For example, more complex legal descriptions such as fractional are priced higher than a platted lot block property. The more complex the legal description the more time it will take for the surveyor to come up with an accurate picture of the current legal status of the property.
In general, it’s hard to provide an exact quote without knowing the details of the property involved. That’s why when you call Delta Land Surveyors, LLC, we ascertain as much about your property as we can before giving you an official quote and sending our technician to perform the work.
Land surveys are a necessary means of determining the lines of property and locating the features of a property. Without land surveys, one piece of land does not end and the other begins.
While current disputes over property may not lead to the same level of conflict as they did hundreds of years ago, it is important that everyone knows who owns what.
It may not be adequate to refer to a legal description to determine the limits of your property. The hiring of a land surveyor can help you fulfill certain requirements for the purchase or improvement of properties or just locate your own boundaries.
472.029 Authorization to enter lands of third parties; conditions.—
(1) IN GENERAL.–Surveyors and mappers or their subordinates may go on, over, and upon the lands of others when necessary to make surveys and maps or locate or set monuments, and, in so doing, may carry with them their agents and employees necessary for that purpose. Entry under the right granted by this subsection does not constitute trespass, and surveyors and mappers and their duly authorized agents or employees so entering are not liable to arrest or to a civil action by reason of such entry; however, this subsection does not give authority to registrants, subordinates, agents, or employees to destroy, injure, damage, or move any physical improvements on lands of another without the written permission of the landowner.
(2) LIABILITY AND DUTY OF CARE ON AGRICULTURAL LAND.– (a) Any person regulated by this chapter who enters agricultural land shall do so in compliance with all federal, state, and local laws, rules, and regulations pertaining to premises security, agricultural protections, and other health and safety requirements in place on such land. (b) A landowner is not liable to any third party for civil or criminal acts or damages that result from the negligent or intentional conduct of any person regulated by this chapter on agricultural land. (c) If written notice is not delivered to the landowner or landowner’s registered agent at least 3 business days prior to entry on an agricultural parcel containing more than 160 acres, the duty of care owed by the landowner to those regulated by this chapter is that due an undiscovered trespasser. (d) This subsection applies only to land classified as agricultural pursuant to s. 193.461. History.–ss. 37, 42, ch. 79-243; ss. 2, 3, ch. 81-318; ss. 5, 7, ch. 89-137; s. 4, ch. 91-429; s. 94, ch. 94-119; s. 6, ch. 2002- 41. BAC
Through the Florida Board of Professional Surveyors and Mappers (BPSM), the Florida Department of Agriculture and Consumer Services (FDACS) licenses and regulates professional surveyors and mappers in Florida.
Licensed surveyors and mappers make exact measurements and determine property boundaries. They provide data relevant to the shape, contour, gravitation, location, elevation, or dimension of land or land features on or near the earth’s surface for engineering, mapmaking, mining, land evaluation, construction and other purposes.
The “practice of surveying and mapping” means, among other things, any professional service or work, the adequate performance of which involves the application of special knowledge of the principles of mathematics, the related physical and applied sciences, and the relevant requirements of law for adequate evidence of the act of measuring, locating, establishing, or reestablishing lines, angles, elevations, natural and manmade features in the air, on the surface and immediate subsurface of the earth, within underground workings, and on the beds or surface of bodies of water, for the purpose of determining, establishing, describing, displaying or interpreting the facts of size, shape, topography, tidal datum planes, legal or geodetic location or relocation, and orientation of improved or unimproved real property and appurtenances thereto, including acreage and condominiums.
The practice of surveying and mapping also includes, but is not limited to, photogrammetric control; the monumentation and remonumentation of property boundaries and subdivisions; the measurement of and preparation of plans showing existing improvements after construction; the layout of proposed improvements; the preparation of descriptions for use in legal instruments of conveyance of real property and property rights; the preparation of subdivision planning maps and record plats, as provided for in Chapter 177, Florida Statutes; the determination of, but not the design of, grades and elevations of roads and land in connection with subdivisions or divisions of land; and the creation and perpetuation of alignments related to maps, record plats, field note records, reports, property descriptions, and plans and drawings that represent them.
Our clients often ask this question when they are purchasing residential property. You can only rely on the prior survey if the Seller has an existing survey accurately depicting the property and the Seller can sign an affidavit at closing that there have been no changes to the property since the date of the survey. However, there are two (2) things to think about before relying on the Seller’s prior survey. First, the survey is certified to the Seller not the Buyer. Consequently, in the event the surveyor made a mistake, the Buyer has no recourse against the Surveyor. Second, since the Seller’s prior survey doesn’t fit within the Survey definition used under the Florida Realtors/Florida Bar Contract, it is unlikely that a Buyer may object to Seller’s prior survey under the Contract. Therefore, Buyers should obtain a new property survey.
When ordering a new survey, make sure you provide your surveyor with a copy of the title insurance commitment, any applicable easements and restrictions for your surveyor to locate any easements and set-backs on the survey. Also, make sure your surveyor carries liability insurance and does not limit his/her liability to the survey cost. Upon receipt of your new survey, consult with a real estate attorney to review the new survey to determine if there are any survey defects that your attorney should object to under your contract. The survey should be certified to you, your title company, your closing agent and your lender. You want any set-back violation, major easement encroachment, or any other survey defect to be the Seller’s responsibility to correct prior to closing, not your responsibility after closing when you go to sell the property or get financing.
In summary, when purchasing property, paying for a new survey is a small price to pay when making such a major investment. However, it is amazing how many individuals elect to forego obtaining a new survey when making such an important investment decision.
The more information you can furnish the Land Surveyor prior to the fieldwork the more efficient the work will be, reducing your costs. Often more time is spent “verifying the correctness” of property corners, or “points of beginning” than is spent in setting property corners.
Supply information even though you might think that it might negatively affect your boundaries. It is important to understand that although you may really only want your own property lines surveyed, the Land Surveyor is also determining the boundary of the neighbors land and must be impartial in the location of any boundary line. Some of the information you should supply may include, but is not limited to:
- Explain the exact purpose of the survey, defining your needs. The Land Surveyor may often suggest ideas you have not thought of.
- Ask questions if you do not understand what is being presented or discussed.
- Supply “proof of ownership” from a reliable source. This may include but is not limited to: The legal description of the property, (Lot , Block and Subdivision name, aliquot part description, or deed recording information), a copy of a title opinion, title search or title insurance.
- Make available any additional old surveys, plats, plot plans or building plans.
- Make known all disputes over corners or boundaries.
- Supply any information you may have about the location of your property lines or corners.
- Provide information about adjoining landowners.
To locate your described boundaries on the ground, the Surveyor obtains a copy of your land description from an abstract, title opinion, title certificate, certificate of title, deed or other form of “proof of ownership”. The Surveyor researches available records of your property and often adjoining properties for any possible conflicts. Using this information, the Land Surveyor takes measurements of the property lines to identify your property lines. This work may take much time and several trips to the property. After measurements and research are analyzed, the Land Surveyor can determine the boundary of the property, and advise of any evidence of encroachments or defects in the description of your property. Basically, the Land Surveyor then gives you a professional opinion as to where the boundaries of your property are.
The Land Surveyor finds and confirms the correctness of your property corners, or replaces them as needed. Many people find that additional “points set on the property line” are helpful. These points might be used for fencing, construction, in hilly terrain, on lines which have their terminus in water, or along long property lines. If this is a benefit to you to have additional “points set online” mention this to the Land Surveyor before work has begun. Again, be up front with your needs of the Land Surveyor. This will help greatly in the long run. It may be necessary to survey property adjacent to yours in order to replace property corners, or confirm that your property corners are correct. Do not be surprised to see the Land Surveyor working in your neighborhood in addition to just your property. Most Surveyors use electronic distance and angle measuring equipment, as well as the traditional transit and tape. Some surveyors may use satellite positioning equipment as a measuring tool. Modern computer systems aid in efficiently gathering measurements and in evaluating all collected evidence required to perform the survey. The Surveyor takes pride in being able to use these instruments and computers to perform land surveys efficiently, accurately and cost effectively. The Land Surveyor advises you of any legal matters needed to perform the Land Survey, or legal problems encountered during the Land Survey, referring you to your Attorney if needed. These matters are usually not at all obvious to the layperson.”
Services that best serve the purposes for which they were intended. This may vary due to State and local requirements, or just the needs of yourself, your contractor, Architect, Engineer, or any other person working with the Land Surveyor.
The Land Surveyor locates the property as described and interpreted in your “proof of ownership” and compares your “proof of ownership” to field evidence of ownership. You give the Surveyor your legal description, current title opinion, or title policy concerning the parcel that you want surveyed. The Surveyor then locates the property on the ground, marking the corners with physical monuments, and (if needed), provides you with a record of the Land Survey showing the results. The Surveyor will also disclose the areas that are in conflict so that the title company and/or attorney can resolve any problems.
Property corners are normally found or replaced by the Land Surveyor. If the property corner is set (replaced), the monument is identified with the License number of the Land Surveyor. Property corners are usually set beneath the surface of the ground, for durability and permanence. Boundary lines are usually only marked and flagged by request.
Surveyors use historical records, physical markers, and advanced technology (such as GPS) to establish property lines. Legal descriptions and boundary monuments guide their work.
A plat is a detailed map that shows the layout of a subdivision, including lots, streets, and easements. It’s crucial for property developers and local governments.
Yes, surveyors can mediate boundary disputes by reestablishing accurate boundaries based on evidence and legal principles. Their expertise is invaluable in resolving conflicts.
Survey accuracy depends on the purpose. Boundary surveys require high precision, while topographic surveys may have slightly lower tolerances.
GPS (Global Positioning System) provides satellite-based positioning, while total stations use electronic theodolites and distance meters. Both methods contribute to accurate surveys.
Absolutely! Boundary surveys, topographic surveys, ALTA/NSPS surveys, construction staking, and floodplain mapping are just a few examples.
Yes, surveyors adapt to various environments—whether it’s rugged mountains, dense forests, or urban landscapes. Their tools and techniques adjust accordingly.
Surveyors respect historical sites by documenting them accurately without causing damage. Their work contributes to preserving cultural heritage.
Absolutely! Laser scanners, drones, and 3D modeling software have revolutionized surveying. Professionals stay updated on technological advancements.
While it’s possible, hiring a professional ensures accuracy and legal compliance. DIY surveys may lead to costly mistakes.
Surveyors identify encroachments (unauthorized use of land) and provide evidence for legal action or negotiation. Remember, land surveyors are more than just measurers—they’re guardians of spatial integrity, bridging the past, present, and future.
Surveyors use leveling instruments and topographic surveys to establish elevations points and contours lines, crucial for understanding the terrain.
Absolutely! Surveyors provide critical data for site layout, grading, drainage, and infrastructure placement during development projects.
While not their primary focus, surveyors may locate visible markers during surveys. For detailed utility mapping, specialized utility locators are typically employed.
A land survey verifies property boundaries, easements, encroachments, and other relevant details. It ensures that the title is accurate and legally sound.
Yes! Surveyors provide essential information for zoning compliance, setback requirements, and land use planning.