Land Surveying
Below is a list of frequently asked questions as well as other valuable information regarding land surveying. If you have a question that you cannot find below, please contact us and we'll be happy to help you!
What is a boundary survey?
When is a survey needed?
If an attorney has certified that the title of a parcel of land is clear, is a survey necessary?
Who can perform a survey?
What steps does a surveyor take in making a boundary survey?
How will the boundaries be marked?
Is a plan of the survey necessary?
What will the plan show?
How much does a survey cost?
What makes some surveys more complex than others?
Will a surveyor provide an estimate of the total cost of a boundary survey?
After the survey is complete, what should be done with it?
What is a boundary survey?
A land or boundary survey is the measurement of property that shows all boundaries and existing features of a tract of land within the guidelines of State Law and Professional Organizations. A Land survey should show and include a location and description of all property corners and boundaries, all physical improvements, means of access from a public right-of-way, location and description of any fences along or near your boundaries and any other physical and visible matters which could affect your use and enjoyment of your property.
When is a survey needed?
As a general rule a survey is needed before purchasing real estate, before sub-dividing land or before constructing buildings or other improvements upon a parcel of land. The emphasis is on the word before because a modest investment in a boundary survey can frequently avoid much grief and expense such as might be involved in a boundary dispute, in relocating a building or in defending a lawsuit.
If an attorney has certified that the title of a parcel of land is clear, is a survey necessary?
Yes, if you want to know the location of the boundaries. It is the function of the surveyor to locate the parcel on the face of the earth.
Who can perform a survey?
In the State of Massachusetts only a registered land surveyor can perform a survey. A roster of registered land surveyors is available from the State Board of Registration for Land Surveyors in Boston, Massachusetts.
What steps does a surveyor take in making a boundary survey?
- Research at the Registry of Deeds and often in Town and County records to obtain all the available information on the property to be surveyed, and the abutting parcels of land. This may require tracing ownership and history of a parcel of land back 100 years or more to locate the boundaries referred to in the present owner's deed.
- Field Survey. This includes searching for existing markers and evidence of location, and making necessary measurement.
- Evaluation and interpretation of research and field data and reaching final conclusions.
- Setting new boundary markers where needed.
- Preparation of a scale plan of the survey.
- Preparing a report.
Frequently Items 1, 3, 5 & 6 make up over half the cost of the survey.
How will the boundaries be marked?
This depends to a certain extent upon your needs. For instance, a natural boundary such as a river needs little or no improvement. However, if there are no enduring natural or man made monuments at present, you may want your boundaries marked with:
- Wood Stakes
- Iron Rods
- Granite or Concrete Monuments
These are listed in order of increasing cost and performance . The value of durable monuments, that can be readily found, cannot be overemphasized. Also, you should keep in mind that the cost of monumentation is usually minor compared to the overall cost of the survey, and a single survey can last for many generations if it is properly marked.
Is a plan of the survey necessary?
In most cases the answer is yes, however, this is dependent upon your needs. The plan provides you with a permanent record of the survey. If any of your boundary marks are lost or destroyed, they can be replaced with the information on the plan. Usually a plan is stamped or embossed with the land surveyor's seal of registration. This indicates that the surveyor has verified and checked their work and that they stand ready to defend it.
What will the plan show?
- Boundaries and boundary markers with the direction and length of each boundary line and with an identifying description of each monument.
- Rights of way, easements, and encroachments affecting the property surveyed.
- Improvements on the property surveyed.
- Evidence of location found and used in the survey.
How much does a land survey cost?
The land survey cost depends on several things such as:
- Complexity of survey.
- Size of the property surveyed and the type of terrain.
- Hourly rates and charges of the surveyor.
For a given tract of land the complexity of the survey is the major variable.
What makes some surveys more complex than others?
To name a few reasons:
- Vague, incomplete or contradictory deed descriptions.
- Non-existent, lost or conflicting monuments and markers.
Will a surveyor provide an estimate of the total cost of a boundary survey?
Possibly, if the surveyor has:
- Sufficient information on the tract to be surveyed.
- Complete information on your requirements and reasons for performing the survey.
After the survey is complete, what should be done with it?
Unless you have requested otherwise, your surveyor will provide you with copies of the plan and a report. Frequently, the report will recommend that the original plan be recorded at the Registry of Deeds. By recording the survey, you are providing complete and up-to-date information on your boundaries as public record. This will help to avoid future problems such as boundary disputes or retracement difficulties. If your surveyor finds any condition which they believe could affect title or use of any portion of the property surveyed, they will report this to you and probably recommend that you consult your attorney. Again, this resource is recommended with the purpose of preventing future difficulties.