Someone once asked, 

"Why do I NEED a survey?"

We're so glad someone asked!

First and foremost, it is important to understand what exactly a property survey is. In its simplest explanation, land survey is done to determine land boundaries. It is defining what is yours and what is not. It is usually done on new parcels of land and to confirm the boundaries of already established plots. Property survey can also measure the extent of a body of water, a structure, an easement, etc. It can also be done to map topography. A property survey is carried out by a professional land surveyor. Having a land survey done is advised to prevent conflicts after purchase.  Before you purchase a property, it is highly recommended you do a survey and some lenders will even require you to get one before you can finance it. Obtaining a survey ensures your protection in any real estate transaction. A survey discloses exactly what portion of property is being purchased and everything on that property. Every buyer should obtain a survey before a real estate transaction closes. Many real estate transactions have some type of problem. These problems can be minor (a fence is over the property line) or more serious (a driveway, pool, or deck is over a property line, the deed outlining the parcel of property is incorrect, the house is in a flood zone, etc.). By getting a survey, you can be sure that you know the location of everything on your property.

This Is What
We Do!

Here at Grant Shepherd and Associates, nothing is more important to us than accuracy. Accuracy is what gets the ball rolling in any design, whether it be a simple residential property line staking or a more complex commercial construction staking. To that end, here are just some of the services that we provide!

Scope of Services:

​​

  • 3-D Laser Scanning

  • ALTA/ACSM Land Title Surveys

  • As-Built Surveys

  • Boundary Surveys

  • Builder Services

  • Civil Engineering

  • Construction Staking

  • Demolition Plans

  • Drone Mapping

  • Erosion Control Plans

  • Exemption Plat

  • FEMA Elevation Certificates

  • Foundation Surveys

  • Grade Plans

  • House Location Plans

  • House Staking and Checking

  • Mortgage Surveys

  • Property Line Stake

  • Recombination Surveys

  • Residential Drainage Plans

  • Site Plans

  • Subdivision Platting

  • Topographic Surveys

  • Tree Location Surveys

 And more!

Most Common Survey Types

Property Line Staking

Property line staking is more useful in situations in which you need to visualize the actual boundary line of your property. This is particularly helpful and even necessary if you need clarity on where you build a structure near the edge of your property, and can prevent potentially expensive encroachment issues with your neighbors later on. It can also help to clarify vague or inaccurate legal descriptions and resolve disputes with the neighbors as to where your boundaries are.

2

Boundary Survey

The most common type of residential land survey (and the most basic), a full boundary survey meets the Georgia minimum standard survey requirements, as well as the requirements for most mortgage companies. Boundary surveys are commonly called for in the following situations:

  • If you’re buying or selling a parcel of land (the mortgage company often requests this survey as part of the loan approval process)

  • If clarity is needed between you and your neighbors as to where the property lines are, or to settle encroachment disputes

  • If you’re planning to build on your property and want to prevent possible encroachment

  • As a requirement for a building permit

Plus More!

3

Topographic Survey

Sometimes called a “contour” survey, this type of survey is used to determine the elevations throughout a piece of property—that is, taking into account not only the horizontal boundaries of your land, but also the vertical features, both natural and man-made (e.g., trees, hills, ravines, poles, walkways, streams, etc.). A topographic survey can serve a number of vital purposes, but especially if you are planning improvements on your land that could affect the landscape.

You should have a topographic survey conducted in any of the following instances:

  • If you’re planning a landscaping project that could affect natural drainage or other factors

  • To identify potential building sites

  • To resolve existing drainage or standing water issues on your land without creating new ones

  • If you’re planning to install any other drainage or grading features on your land

4

Construction Staking

Constructing Staking Services are provided to assist the contractor in determining the layout of construction actives on the site they are constructing. A checking process that catches errors from plans or fieldwork before they are constructed is implemented so that everything runs smoothly. 

5

ALTA Survey

Unlike the standard boundary survey, an ALTA/ACSM land title survey adheres to a higher set of national standards set by the American Congress on Surveying and Mapping (ACSM) and agreed upon by the American Land Title Association (ALTA). This survey is performed for the title company the lender and the buyer during the sale of commercial property in conjunction with a title commitment, to show all easements and title issues for the property. This survey shows more detail than other surveys, providing necessary information to approve the sale or transfer. An ALTA calls for specific data to be shown on this survey, including the following:

  • Boundary lines

  • Location of the main building, including any improvements

  • Location of ancillary buildings

  • The identification of easements (i.e., access rights by service companies such as water, gas, telephone, railways and other utilities

  • Exceptions to the insurance are also plotted on the survey

6

As-Built Survey

If you are making improvements on a parcel of land you own, it may be necessary for you to obtain an as-built survey to verify your work upon completion. As-built surveys are typically performed at the completion of a construction project in order for the property owner to obtain a CO (Certificate of Occupancy) in accordance with local zoning laws. As-built surveys may be needed for either residential or commercial construction projects, and regardless of how detailed they are required to be, accuracy is always of the utmost importance. The level of detail on an as-built survey depends on the requirements of the local authorities. The surveyor will locate all new improvements on the property and verify that the location and elevation of the completed work conforms to local regulations.

7

Site Plan

When you are requesting a permit to build on your property—whether it’s an entire house from the ground up, or a room addition—the local governing jurisdiction will typically ask you to submit a site plan survey providing detailed information about the site where you plan to build, as well as the proposed improvements. Standard site plans will show the existing and proposed improvements, topography, tree location, tree recompense, proposed grading, silt and tree fencing, and lot coverage calculations.

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"I highly recommend Grant Shepherd & Associates Inc. All of the staff members are extremely professional, have excellent communication skills, and provide great service. I wouldn’t choose any other Surveyor."

-Kris Michaels