As-Built Plans are, as the name implies, detailed drawings of improvements to a site, normally following new construction, structure improvement or infrastructure completion. Plans are usually required by reviewing agencies to verify compliance with design engineering.
Global Positioning Systems (GPS)
GPS refers to a satellite based measuring system that allows us to obtain centimeter accuracy measurements anywhere on the earth’s surface. This system allows us to perform surveys economically, accurately and efficiently. Complex surveys that once took many weeks to complete can often be completed in a few days with this remarkable technology.
Before receiving a building permit, it is normally required that a site plan be prepared for the specific reviewing entity. Requirements for site plans can vary from city to city, county to county and subdivision to subdivision. Information required on site plans can range from the minimum of parcel dimensions and proposed improvement location to the more extensive plans requiring existing and proposed topography, proposed drainage plans, erosion & sediment control plans, septic system design and more. In many cases the plans prepared can be utilized to apply for building, septic and driveway permits.
ALTA/ACSM Land Title Survey
ALTA/ACSM Land Title Surveys are recommended for commercial transactions in which extended coverage is required and/or where extremely detailed information is needed. An ALTA/ACSM (American Land Title Association / American Congress on Surveying and Mapping) Land Title Survey was designed by the title insurance industry and the surveying profession for use by lenders and insurance companies to address particular concerns related to the transfer of real property. The most recent revision of the requirements outlined in an ALTA/ACSM Land Title Survey was 1999.
Flood Elevation Certificate
The Flood Elevation Certificate reports the relative vertical distance above or below a base flood elevation from a Flood Insurance Rate Map (FIRM). The FIRMs were produced by the Federal Emergency Management Agency of our federal government for use in the National Flood Insurance Program (NFIP). The FIRMs were designed to help determine whether a property and building are in a special flood hazard area. The FIRM typically shows no buildings and many minor or residential streets are not shown. Therefore, the surveyor is often called upon to measure the elevation of a building and report on a Flood Elevation Certificate how far above or below the base flood elevation it is.
Surveyor Location Report (“Residential Mortgage Survey”)
A Surveyor Location Report is performed to reduce the cost of surveys for residential transactions. The purpose of this type of survey is to provide a lender with certification that the structures are situated on the property described in the mortgage documents or title commitment so that they can be confident that a foreclosure proceeding will actually give them the improvements which are supposed to be on the property in question. It also is useful for identifying potential encroachments. This report is not a survey and should not be used for new construction or establishing fence lines.