In many instances, property owners first contact their local planning, zoning boards, and building officials, where they or their attorney may be informed of the need for surveying of their property.

The municipalities are looking for confirmation that laws and ordinances will permit the property owner to proceed with their building and development plans.

Justin S. Pallamary, PLS can perform the services property owners need, such as:

• Preparing proposed subdivision layouts.
• Mapping proposed building projects to see if it will encroach on easements or building setback lines.
• Measure elevation of proposed buildings to determine if it lies within flood hazard areas and is in compliance with FEMA regulations or if flood insurance is needed.
• Prepare exhibits showing existing easements.
• Perform a topographic survey for proper storm drainage runoff and grading.

Title attorneys or title insurance agents frequently request the services of a professional land surveyor in order to clean up any ambiguous property descriptions, or to verify the proper location of structures on the property, so that the mortgage lender will agree to assume a loan.

Land surveys are made for several reasons, including:

• To determine the correct location of land boundaries.
• Provide information about the area of land described.
• Show any physical encroachments onto the property or adjacent properties.
• Establish new lines dividing land into smaller parcels or subdivisions.
• Show the topography of the land.

When do I need a land survey?

A land survey is generally needed :

• Before title in land is transferred.
• Before land is subdivided or plotted.
• Before land is developed by construction of roads, fences, buildings, etc.
• Before a boundary dispute happens!

How is a land survey done?

• Initial Client/Surveyor Contact: to review circumstances and determine what type of survey best fits the clients’ needs and to determine cost of the survey.
• Research: tracing land records and searching for maps of the land to be surveyed and the abutting parcels (as far back as colonial times in some instances) to find all of the available data.
• Field Survey: searching for existing markers and boundary evidence and taking the necessary measurements to locate them.
• Evaluation and Interpretation of Research Information: Computing and plotting of field data and comparing said data to the record information in order to reach final conclusions as to boundary locations.
• Monumentation: setting boundary monuments where required or at the clients request.

How much will a land survey cost?

The cost of a land survey depends upon many factors.
The cost is dependent on many factors such as the type of survey and equipment required, weather conditions, availability of existing records and controlling survey monuments, type of terrain, access to the property and the surveyor’s familiarity and knowledge of the area.

Because of these variables and other factors, an exact fee is difficult to estimate until a review of the land records has been performed. Justin S. Pallamary, PLS can provide an estimate of final cost based on our general experience.

It is a fact that our professional services will cost less than the time, worry and expense of moving a building, relocating fences and improvements, or defending a lawsuit in court due to a land boundary dispute.

Why are land surveys necessary?

Land surveys are important and are made for several reasons. They can be made to determine the correct location of land boundaries with respect to deed descriptions. They can also inform you of the area of the land described, and any physical encroachments onto the property, or onto any adjacent property. They may also establish new lines dividing your land into smaller parcels, or represent the topography of the land.

Types of surveys can include:

• Boundary Survey: locates the exact corners and boundary lines of a given parcel. Set/reset missing markers as needed.
• Topographic Survey: locates topographic features (natural and man made) such as buildings, fences, elevations, slope of the land, streams, inland wetlands, etc.
• Subdivision Survey: divides land into smaller parcels or lots, with proper monumentation and survey map for recording on the land records.
• Construction Survey: layout of roads, buildings, pipe lines, etc. for construction, grading, and all other site development work.
• Property Survey: to assist banks or other lending institutions prior to the issuance of a mortgage. Shows location of all buildings, easements or right of way, and encroachments by fences, walls, driveways, structures, etc., along with lines of occupation.

What type of survey do I need to build a fence?

Since a fence is a relatively permanent structure, you will want to be sure of the location of your property lines before construction. A prudent course of action is to locate existing property corners that delineate your property line and have the validity of the monuments verified by a surveyor. If you are unable to find your property corners, ask for assistance from your surveyor. They may be able to find monuments using a magnetic locator and cloth tape. If the surveyor is not able to locate existing monuments, you may need to have a monumented land survey performed.

Buying or Selling a Home?

Important to the buyers or sellers of developed property is the question of needing a Boundary Survey or an Improvement Location Survey.

Why should I use a Professional Land Surveyor?

A Professional Land Surveyor renders a highly technical service in compliance with applicable laws, regulations, codes and court decisions established by city, county, state, and federal authorities.

Justin S. Pallamary, PLS are licensed by the state of California and are members of the California Association of Land Surveyors.

What qualities should I look for in a surveying company?

You should base your decision of retaining the services of a Professional Land Surveyor
on their reputation, years of experience, knowledge of the area, professional staff, and availability. Your decision should not be based solely on the fees or costs associated with their services.

Justin S. Pallamary, PLS has been in the business of land surveying for over many years and is qualified to perform analyses of property descriptions, boundaries, easements, topography and geodesy. We can provide you with a certificate of survey that will stand up in a court of law, advise you if there is a defect in your deed description or evidence of encroachment, and in cases of controversy, we can appear in court as your expert witness.

What information would help in the preparation of my survey?

Any documents you may have regarding the ownership of your land can be very helpful in the preparation of your survey. This would include a title insurance policy or commitment, a previous survey of any type, or any other relevant documents you may have. If you are aware of any property corner monuments near the survey, let the surveyor know of their existence, and if possible, make the monuments apparent by placing something more visible around them.

What is a Civil Engineer?

A Civil Engineer is a person who is qualified by reason of his knowledge of mathematics, the physical sciences and the principles of engineering, which are acquired by professional education and practical experience. The civil engineer uses this knowledge and experience to engage in engineering practice, including the rendering or offering to render to clients any professional service such as consultation, investigation, evaluation, planning, design or responsible supervision of construction, in connection with any public or privately owned works or projects wherein the public welfare or the safeguarding of life, public health or property is concerned or involved.

When is a Civil Engineer needed?

• When buying land for the purpose of development, whether it be for single family dwelling, multiple dwelling, condominium communities, commercial development or an industrial facility.
• For redevelopment of an existing property.
• For design of a septic system for a new building or to replace a failing system.
• When a property is having problems with ground water or surface water runoff.
• When a site plan is required for Planning, Zoning, Zoning Board of Appeals, or Inland Wetlands Commission approvals.
• When a neighboring property’s development is impacting your property.
• For the design of new parking facilities or to evaluate the condition of existing facilities.

What services are performed by Civil Engineers?

The services offered are directly related to the field of expertise of the engineer and his or her staff. It is the engineer’s responsibility to discuss with the client his needs so that the appropriate services can be performed to insure that a client gets exactly what is needed. Some of the more typical engineering services offered by us are:

• Feasibility Study: an analysis of a parcel of land for the purpose of determining its development potential.
• Environmental Impact Study: analysis of an existing or a proposed development on wetlands, animal habitat, air quality, water quality, etc.
• Site Layout Design: a plan that depicts the proposed positioning of improvements such as buildings, parking, grading, drainage, utilities, landscaping, signage, sediment and erosion control. This type of service is generally performed in conjunction with obtaining local, state, or federal permits.
• Septic System Design: a plan that depicts the proposed location of the building being served, location of the proposed system, associated grading and drainage features, and water supply. A plan should include the appropriate details and specifications for the construction of the septic system.
• Construction Documents: a highly detailed set of design drawings, specifications, and details used to secure bid prices once a project has obtained the necessary approvals. A good set of construction documents can help prevent the owner/developer from incurring “extras” associated with the construction process.
• Storm Water Management: the design of swales, ponds, underground storage, etc. to help manage and control the storm water runoff associated with development.
• Water Main Design: the design of a public or private water system.
• Sanitary Sewer Design: the design of a public or private sewer system including force mains or grinder pump systems and sewage lift stations.
• Pavement Evaluation: an on-site inspection of existing pavement conditions to determine the remaining wear life or to determine best method of repair.
• Pavement Design: The designs of pavement sections for durability, cost, and wear life.
• Traffic Pattern & Turning Movement Analysis: the study of vehicular movements for determining parking lot layout, access for emergency services, ingress and egress, truck loading zones, etc.
• Budgeting: the process of obtaining or determining reasonable cost estimates for a proposed construction process.
• Construction Inspections: inspecting construction activities to determine compliance with design plans, municipal regulations or permits.
• Permitting: representing a client at Planning and Zoning, Inland Wetlands, or Zoning Board of Appeals hearings to obtain necessary local approvals. Identifying State and Federal permits which may be required and help clients obtain them.
• Soil Testing: inspecting percolation tests and deep test pits to determine the suitability of soils for a subsurface sewage disposal system or an underground storm water management system.

HOW CAN A CIVIL ENGINEER HELP YOU?

• Prepare an in-depth report of the development potential of your property.
• Prepare a report on the impact of a proposed development on surrounding properties and natural resources.
• Examine the impact of nearby development or construction activities on your property.
• Appear in court as an expert witness.
• Prepare a site plan or septic system design plan.
• Represent you in front of local planning, zoning, and wetlands boards and commissions.
• Identify necessary permits which may be required.