Frequently Asked Questions:
Q: What is a Land Surveyor?
Surveying or land surveying is the technique, profession, and science of determining the terrestrial or three-dimensional position of points and the distances and angles between them. A land surveying professional is called a land surveyor. These points are usually on the surface of the Earth, and they are often used to establish land maps and boundaries for ownership, locations like building corners or the surface location of subsurface features, or other purposes required by government or civil law, such as property sales.
Surveyors work with elements of mathematics (geometry and trigonometry), physics, engineering and the law. They use equipment like total stations, robotic total stations, GPS receivers, prisms, 3D scanners, radios, handheld tablets, digital levels, and surveying software.
Surveying has been an element in the development of the human environment since the beginning of recorded history. The planning and execution of most forms of construction require it. It is also used in transport, communications, mapping, and the definition of legal boundaries for land ownership.
The American Congress on Surveying and Mapping (ACSM),defines surveying as the science and art of making all essential measurements to determine the relative position of points or physical and cultural details above, on, or beneath the surface of the Earth, and to depict them in a usable form, or to establish the position of points or details.[citation needed]
Also per ACSM, the type of surveying known as "land surveying" is the detailed study or inspection, as by gathering information through observations, measurements in the field, questionnaires, or research of legal instruments, and data analysis in the support of planning, designing, and establishing of property boundaries. It involves the re-establishment of cadastral surveys and land boundaries based on documents of record and historical evidence, as well as certifying surveys (as required by statute or local ordinance) of subdivision plats or maps, registered land surveys, judicial surveys, and space delineation. Land surveying can include associated services such as mapping and related data accumulation, construction layout surveys, precision measurements of length, angle, elevation, area, and volume, as well as horizontal and vertical control surveys, and the analysis and utilization of land survey data.
Source-wikipedia.org/wiki/Surveying
Q: How much does a land survey cost?
Every land survey is different. (Please see “Why are land Surveys more costly than I expected”) When determining the cost of a survey, there is a list including the type of survey you require, the type of terrain on the property, and the availability of records and monumentation. The need to purchase records that pertain to your survey, and if we are required by law to file a Record of Survey, Corner record, Lot line adjustment, etc… Not all surveys will require a map upon completion. So keep in mind the cost will vary if you need a map once it’s done or if you will only require the field work.
Every land survey is different. (Please see “Why are land Surveys more costly than I expected”) When determining the cost of a survey, there is a list including the type of survey you require, the type of terrain on the property, and the availability of records and monumentation. The need to purchase records that pertain to your survey, and if we are required by law to file a Record of Survey, Corner record, Lot line adjustment, etc… Not all surveys will require a map upon completion. So keep in mind the cost will vary if you need a map once it’s done or if you will only require the field work.
Q: Why is my Land Survey more costly than I expected?
To put it simply…Years of education, practical application/field experience, equipment, software, insurances, licensing, county/state fees, membership fee’s…) and the amount of man hours involved with doing a survey.
To become license in the State of California, (like most states) required is two 8 hour exams (the last one has a very low percentage of passing LSIT’s (Land Surveyor in Training). Higher Education, specialized courses, and years of practical experience in both field and research (computer time if you will). As well as recommendations from other licensed land surveyors, and a love for Mathematics. In a nutshell, Land surveyors are like specialized lawyers, it requires a lot of education and whole lot more calculus, so not many people get the license. In California, last year, only a few hundred licenses were issued... and there are only a few thousand active surveyors.
By the time your surveyor arrives on your project he/she has already spent hours on the job, doing research and review of existing deeds and related surveys. Then, they have to go out with specialized equipment to figure out precisely the size and location of the piece of land and it takes hours sometimes days or weeks in the county recorders records to trace back the land’s history... to make sure that the land in question is up to date to complete your requested survey needs. This is not a simple mindless task. The time spent on the job site is usually only the time it takes to map to the point, set it, and then check it. Roughly 25% of the total work required. In addition, he/she must perform mandatory filings with the County and be prepared to defend his analysis as an expert witness in a court.
It's expensive to BE a land surveyor so it had to be expensive to get a survey done.
To put it simply…Years of education, practical application/field experience, equipment, software, insurances, licensing, county/state fees, membership fee’s…) and the amount of man hours involved with doing a survey.
To become license in the State of California, (like most states) required is two 8 hour exams (the last one has a very low percentage of passing LSIT’s (Land Surveyor in Training). Higher Education, specialized courses, and years of practical experience in both field and research (computer time if you will). As well as recommendations from other licensed land surveyors, and a love for Mathematics. In a nutshell, Land surveyors are like specialized lawyers, it requires a lot of education and whole lot more calculus, so not many people get the license. In California, last year, only a few hundred licenses were issued... and there are only a few thousand active surveyors.
By the time your surveyor arrives on your project he/she has already spent hours on the job, doing research and review of existing deeds and related surveys. Then, they have to go out with specialized equipment to figure out precisely the size and location of the piece of land and it takes hours sometimes days or weeks in the county recorders records to trace back the land’s history... to make sure that the land in question is up to date to complete your requested survey needs. This is not a simple mindless task. The time spent on the job site is usually only the time it takes to map to the point, set it, and then check it. Roughly 25% of the total work required. In addition, he/she must perform mandatory filings with the County and be prepared to defend his analysis as an expert witness in a court.
It's expensive to BE a land surveyor so it had to be expensive to get a survey done.
Q: Can I reduce the cost?
You could do your own research and provide the surveyor with your Grant deed and if applicable. You can also reduce costs by making sure that property lines are clear and unobstructed before the land surveyor comes. Since most surveyors work on an hourly basis, this could reduce their time required to complete the survey.
Communicate with your neighbors as we may need to gain access to their property to collect the needed data to complete your survey. Having a prepared neighbor cuts down on why we are there (explanation time). Or they may have a locked gate that needs to be opened, or in many cases, they are either not home or believe we are door-to-door sales people and do not answer when we knock.
*This may not always be an option as some neighbor disputes are common and why we are called to begin with.
You could do your own research and provide the surveyor with your Grant deed and if applicable. You can also reduce costs by making sure that property lines are clear and unobstructed before the land surveyor comes. Since most surveyors work on an hourly basis, this could reduce their time required to complete the survey.
Communicate with your neighbors as we may need to gain access to their property to collect the needed data to complete your survey. Having a prepared neighbor cuts down on why we are there (explanation time). Or they may have a locked gate that needs to be opened, or in many cases, they are either not home or believe we are door-to-door sales people and do not answer when we knock.
*This may not always be an option as some neighbor disputes are common and why we are called to begin with.
Q: What is the purpose of a Record of Survey?
Source- (http://www.sandiegocounty.gov/content/dam/sdc/dpw/COUNTY_SURVEYOR/survred.pdf)
The record of survey is the means by which field surveys relating to property lines, land boundaries or other subjects are brought to public’s attention. The Professional Land Surveyor's Act (Business and Professions Code, Chapter 15, Division 3, Section 8700 et seq.) provides two circumstances for filing a record of survey with the County Surveyor.
1) A surveyor may file any field surveys made in conformance with the practice of land surveying as defined therein.
2) A surveyor shall file all field surveys relating to land
boundaries or property surveys which disclose those specific criteria defined in Section 8762(b) (i.e. material evidence, physical change, material discrepancies, alternate positioning, and/or establishment of points, lines or boundaries, etc.). See Section 3
The thrust of the law is clear that all surveys relating to property be recorded, that i) all monuments set to denote property corners, ii) boundary lines between parcel ownership, iii) in certain circumstances, the monumentation of any easements or auxiliary lines be made a public record, and iv) to clarify
any discrepancies found in subdivision maps, official maps, or records of survey.
3. WHEN A RECORD OF SURVEY IS REQUIRED.
“A licensed land surveyor or registered engineer establishes, and is subject to the record of survey filing requirements, when he or she represents beyond a reasonable doubt or dispute the location, relocation, establishment, reestablishment or retracement of a boundary or property line to another party pursuant to the provisions of Section 8762 of the California Professional Land Surveyor’s Act. This representation includes the act of causing a boundary or property line to be accepted or recognized, to prove or demonstrate the location of the boundary or property line, the setting, resetting, or replacement of a corner, references or witness monuments or the reference of a
boundary or property line by showing dimensional ties to the line in relation to physical features or monuments located on the ground.”
California Board of Registration for Professional Engineers and Land Surveyors. January 3, 2007
A record of survey is required of a field survey whenever any of the following conditions exist:
A. THE SURVEY DISCLOSES ANY OF THE FOLLOWING:
Material evidence or physical change, which in whole or in part does not appear on any subdivision map, official map, or record of survey previously recorded or filed in the office of the County Recorder or County Surveyor, or
map or survey record maintained by the Bureau of Land Management of the United States. "Material evidence" has been defined as evidence
of sufficient importance as to affect the outcome of a court case, and includes, but is not limited to, the particular items mentioned in Section 8764 of the Professional Land Surveyor’s Act. "Physical change" would apply to topographic or landmark features of importance to the survey (i.e. thread of the stream, mean high water, etc), which, if not noted, may adversely affect the interpretation of the survey. As regards monuments, physical change would include the discovery of any evidence pertinent to a monument (except as discussed above) which differs from the previous existing record of said monument.
B.THE SURVEY FINDS ANY OF THE FOLLOWING:
Material discrepancy with the information contained in any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the United States.
Section 8762(b) of the Professional Land Surveyor's Act limits material discrepancy to the position of lines or points, or to dimensions. Factors such as the date(s) of the survey(s), the survey methods and equipment contemporaneous with said date(s), land values and the requirements of the survey(s), would combine to determine the seriousness of the
discrepancy, at which time a professional judgment would be rendered to dictate the subsequent course of action.
C.THE SURVEY FINDS ANY OF THE FOLLOWING:
Evidence that, by reasonable analysis, might result in materially alternate positions of lines or points, shown on any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the
United States. Section 8762(b.3)
D.THE SURVEY ESTABLISHES LINES OR POINTS:
The establishment of one or more points or lines not shown on any subdivision map, official map, or record of survey, the positions of which are not ascertainable from an inspection of the subdivision map, official map, or record of survey. Section 8762(b.4)
E. DEED DETERMINATION:
The points or lines set during the performance of a field survey of any parcel described in any deed or other instrument of title recorded in the county recorder's office are not shown on any subdivision map, official map, or record of survey. This section requires that the record of survey show monuments both FOUND and SET; however, the resetting of a previously recorded monument which has become dilapidated would not in and of itself require the filing of a new record of survey provided the purpose and functional identity of a previously recorded monument is maintained by the new monument, and as long as the record (of the monument) is not abrogated by the new monument, there would be no need for a new record of survey, but merely a corner record. When a surveyor or engineer replaces his/her own monument with one of like character, no record need be filed.
-source: (www.sandiegocounty.gov/content/dam/sdc/dpw/COUNTY_SURVEYOR/survred.pdf) or click the link below
Source- (http://www.sandiegocounty.gov/content/dam/sdc/dpw/COUNTY_SURVEYOR/survred.pdf)
The record of survey is the means by which field surveys relating to property lines, land boundaries or other subjects are brought to public’s attention. The Professional Land Surveyor's Act (Business and Professions Code, Chapter 15, Division 3, Section 8700 et seq.) provides two circumstances for filing a record of survey with the County Surveyor.
1) A surveyor may file any field surveys made in conformance with the practice of land surveying as defined therein.
2) A surveyor shall file all field surveys relating to land
boundaries or property surveys which disclose those specific criteria defined in Section 8762(b) (i.e. material evidence, physical change, material discrepancies, alternate positioning, and/or establishment of points, lines or boundaries, etc.). See Section 3
The thrust of the law is clear that all surveys relating to property be recorded, that i) all monuments set to denote property corners, ii) boundary lines between parcel ownership, iii) in certain circumstances, the monumentation of any easements or auxiliary lines be made a public record, and iv) to clarify
any discrepancies found in subdivision maps, official maps, or records of survey.
3. WHEN A RECORD OF SURVEY IS REQUIRED.
“A licensed land surveyor or registered engineer establishes, and is subject to the record of survey filing requirements, when he or she represents beyond a reasonable doubt or dispute the location, relocation, establishment, reestablishment or retracement of a boundary or property line to another party pursuant to the provisions of Section 8762 of the California Professional Land Surveyor’s Act. This representation includes the act of causing a boundary or property line to be accepted or recognized, to prove or demonstrate the location of the boundary or property line, the setting, resetting, or replacement of a corner, references or witness monuments or the reference of a
boundary or property line by showing dimensional ties to the line in relation to physical features or monuments located on the ground.”
California Board of Registration for Professional Engineers and Land Surveyors. January 3, 2007
A record of survey is required of a field survey whenever any of the following conditions exist:
A. THE SURVEY DISCLOSES ANY OF THE FOLLOWING:
Material evidence or physical change, which in whole or in part does not appear on any subdivision map, official map, or record of survey previously recorded or filed in the office of the County Recorder or County Surveyor, or
map or survey record maintained by the Bureau of Land Management of the United States. "Material evidence" has been defined as evidence
of sufficient importance as to affect the outcome of a court case, and includes, but is not limited to, the particular items mentioned in Section 8764 of the Professional Land Surveyor’s Act. "Physical change" would apply to topographic or landmark features of importance to the survey (i.e. thread of the stream, mean high water, etc), which, if not noted, may adversely affect the interpretation of the survey. As regards monuments, physical change would include the discovery of any evidence pertinent to a monument (except as discussed above) which differs from the previous existing record of said monument.
B.THE SURVEY FINDS ANY OF THE FOLLOWING:
Material discrepancy with the information contained in any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the United States.
Section 8762(b) of the Professional Land Surveyor's Act limits material discrepancy to the position of lines or points, or to dimensions. Factors such as the date(s) of the survey(s), the survey methods and equipment contemporaneous with said date(s), land values and the requirements of the survey(s), would combine to determine the seriousness of the
discrepancy, at which time a professional judgment would be rendered to dictate the subsequent course of action.
C.THE SURVEY FINDS ANY OF THE FOLLOWING:
Evidence that, by reasonable analysis, might result in materially alternate positions of lines or points, shown on any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the
United States. Section 8762(b.3)
D.THE SURVEY ESTABLISHES LINES OR POINTS:
The establishment of one or more points or lines not shown on any subdivision map, official map, or record of survey, the positions of which are not ascertainable from an inspection of the subdivision map, official map, or record of survey. Section 8762(b.4)
E. DEED DETERMINATION:
The points or lines set during the performance of a field survey of any parcel described in any deed or other instrument of title recorded in the county recorder's office are not shown on any subdivision map, official map, or record of survey. This section requires that the record of survey show monuments both FOUND and SET; however, the resetting of a previously recorded monument which has become dilapidated would not in and of itself require the filing of a new record of survey provided the purpose and functional identity of a previously recorded monument is maintained by the new monument, and as long as the record (of the monument) is not abrogated by the new monument, there would be no need for a new record of survey, but merely a corner record. When a surveyor or engineer replaces his/her own monument with one of like character, no record need be filed.
-source: (www.sandiegocounty.gov/content/dam/sdc/dpw/COUNTY_SURVEYOR/survred.pdf) or click the link below
Plumb Line Surveying is a Professional Land Surveying Company who provides services to home owners, business owners, developers, engineers, architects, government agencies and more.
Surveying services include but are not limited to:
• Boundary/Property Surveys
• Topography Surveys
• Construction Staking
• Elevation Certificates
• Record of Survey
• Corner Records
Free Estimates
760-913-7574
dylan@plumblinesurveying.com
Surveying services include but are not limited to:
• Boundary/Property Surveys
• Topography Surveys
• Construction Staking
• Elevation Certificates
• Record of Survey
• Corner Records
Free Estimates
760-913-7574
dylan@plumblinesurveying.com