Provided Services

BOUNDARY SURVEY

  • Are you a homeowner or a land developer seeking clarity on the exact borders of your property? Perhaps you are planning to construct a fence, add a new structure, or maybe you're simply interested in having a solid legal record of your property lines. If so, our Boundary Survey service could be exactly what you need.

    A Boundary Survey involves a meticulous process of determining and marking the corners of your property using specialized equipment and technology. We start by thoroughly reviewing historical documents and carrying out physical measurements on your property. Our team checks existing boundary markers and replaces any that are missing.

    Note that we typically do not investigate easements - specific rights to use a part of your land - unless specifically requested, as this can add time and cost to the survey. However, if easements are a concern for you, we are more than capable of including this in our work.

    Once the on-site work is complete, we create a detailed map showcasing your property boundaries and the markers we identified or placed. This map is then officially filed with the County Surveyor, providing you with a legal document that clearly delineates your property lines.

    With a Boundary Survey, you will have a definitive understanding of your property's boundaries. This can prevent potential disputes about property lines, assist in planning land improvements, or simply serve as a legal record of your property lines.

    To mark the corners of your property, we place 5/8" diameter rebars (metal rods) flush with the ground, each capped with a yellow plastic cap bearing my license number. For easy visibility, we also place a 1/2" x 6' white fiberglass post next to each corner we locate or establish. The rebar serves as the official marker, while the fiberglass post helps you locate the marker, which can become obscured with dirt and plants over time. Both markers and posts are flagged with vibrant orange flagging, ensuring they're easily spotted amidst vegetation and brush.

    With our Boundary Survey service, you gain peace of mind, knowing exactly where your land begins and ends. Our commitment is to provide you with clear, accurate, and legally recognized documentation of your property boundaries, helping you make the most of your land.

  • Do you have a large property with long boundaries, or does your property feature vegetation, structures, or terrain that obscure your view from one property corner to the other? Perhaps you simply want a clearer visual demarcation of your property lines. Our Mark Property Lines service is designed to address these needs.

    The goal of this service is to provide a way for landowners to easily identify their property boundaries by setting additional posts along the boundary. This can be extremely useful for larger properties, properties with significant amounts of vegetation, or properties with obstacles that make it difficult to see from one corner to the other.

    While many of our services involve locating and/or establishing markers at your property corners, these services do not usually include the setting of additional markers along the property boundary. This is where the Mark Property Lines service can complement these other services.When you request a quote for another service, simply let us know if you'd like additional markers set along your property boundary, and we can easily accommodate this request. Adding this service to another related service usually won't add significantly to the time or cost, but it's essential to mention this at the time of the quote request to avoid extra expenses later.

    If your primary concern is just to have posts set along your property boundary, you can request this service as a standalone option. We set 1/2" x 6' white fiberglass posts with vibrant orange flagging to ensure they are easily visible.

    With our Mark Property Lines service, you'll have a clear, visually identifiable boundary, providing peace of mind and clarity when it comes to your property's extent.

  • Do you already have a surveyed property with marked corners, but have difficulty identifying these markers? Do you need a clear visual reference of your property boundaries for tasks like obtaining a building permit? If so, our "Find and Flag" service is the perfect solution for you. This service is both straightforward and budget-friendly, providing a hassle-free way to get your land boundaries highlighted for easy identification.

    Our "Find and Flag" service involves our team going on-site to locate the previously set corner markers of your property. These markers are then highlighted using wood lathes and vibrant orange flagging, making them easily visible and identifiable even from a distance. This service allows for quick and easy identification of your land boundaries, saving you time and effort in searching for these markers yourself.

    Once we've completed the fieldwork, we update the previous survey map with annotations indicating the monuments we found. The map is then dated and signed for authenticity. This updated map is you record that the boundaries have been recently identified by a licensed surveyor and is often used when applying for a building permit.

    Please note that the "Find and Flag" service does not include the replacement of any missing corners or the setting of additional markers or posts along the property lines. These services are part of our "Boundary Survey" or "Mark Property Lines" offerings. If a corner is missing or you need additional markers along your property lines, you may need these other services.

DEVELOPMENT

  • Do you have a vision for your property but the existing boundaries limit what you can do. Whether you're dealing with an encroachment issue, trying to enhance your land use, or facilitating a land sale or acquisition, a Boundary Line Adjustment may be the solution you need.

    A Boundary Line Adjustment is a legal procedure that alters the boundary line between your property and one or more adjacent properties. Unlike a subdivision or a Partition, a Boundary Line Adjustment doesn't create new tracts. Instead, it re-configures existing property lines to better accommodate your needs or to resolve specific issues.

    A Boundary Line Adjustment can provide resolution in a variety of situations. For example, if a shed or other structure extends onto your neighbor's property, a Boundary Line Adjustment can adjust the boundary line to include the structure within your property. Alternatively, you might want to alter the boundary line to optimize the use of your property – perhaps by providing better access to a road or incorporating a natural feature like a stream or favorite tree within your boundaries. If you're planning to sell a portion of your property to a neighbor or vice versa, a Boundary Line Adjustment can adjust the boundary lines to make the transfer of land legally possible.

    A Boundary Line Adjustment process involves:

    1. Identification of New Boundary: Using aerial photographs and other mapping resources, we identify where you want the new boundary to be. We perform necessary fieldwork, set markers on the ground, and prepare a survey map showing the new boundary.

    2. Authority Approval: We submit the proposed boundary adjustment map to the relevant city or county authority for approval. Approval time varies depending on the specific local authority, but is usually quite lengthy.

    3. Finalization of Map: Once the Boundary Line Adjustment is approved, we finalize the map, set any additional markers if needed, and record the map with the county surveyor.

    4. Preparation of Documentation: We provide you with the final map and a description of the adjusted properties. This documentation should be given to your attorney to prepare the necessary deeds.

    5. Deed Preparation: Your attorney, using the map and legal descriptions we provide, prepares the necessary deeds.

    6. Recording of Deeds: You, and your neighbor if applicable, sign and record the deeds with the county clerk's office. This official recording is crucial to legally establish the new boundaries. Please note that we are not permitted to prepare deeds - this task should be undertaken by a licensed attorney.

    Our aim is to provide you with a seamless and efficient Boundary Line Adjustment service, helping you to realize your property vision and resolve boundary issues.

  • Whether you're an individual property owner or a developer with a parcel of land, you may find yourself with the need to divide this tract into separate parts. This process is known as a Partition. By partitioning your land, you create distinct, individual parcels that can simplify land management, facilitate separate ownership, or prepare for future sales or development.

    A Partition is a legal and physical process by which a parcel of land is divided into two or three smaller parcels. The process includes steps such as preliminary planning and mapping, application to the city or county for approval, marking the new parcel corners with official survey markers, and filing the map with the county surveyor. Unlike Subdivisions, when creating a Partition, installation of utilities is not required, making the process less complex and more straightforward. However, each tract still needs legal access to water.

    Partitions are distinct from Subdivisions in a few key ways: When partitioning a tract, you can divide the tract into three parcels or less, whereas when creating a Subdivision you can create as many lots as zoning regulations allow. Additionally, Partitions are typically less complex to get approved than Subdivisions.

    Partitioning land can be a strategic decision to manage or unlock the value and potential of your property. By creating two or three separate parcels from a single larger parcel, you can sell or develop each parcel separately. Our Partition service provides you with the expertise and guidance you need to navigate this process, ensuring your project is in compliance with all regulations and is carried out efficiently and accurately.

  • Whether you're an individual property owner or a developer, you may find yourself with a large plot of land and a vision to turn it into a vibrant community or a strategic investment. The process of dividing a large tract into smaller, individual lots is what is called a Subdivision. By subdividing your land, you can maximize its potential and value, whether your goal is to sell individual lots, construct homes or commercial buildings, or simply better manage your property.

    A Subdivision is a legal and physical process by which a large parcel of land is divided into four or more smaller lots. The process involves a variety of steps, including: preliminary planning and mapping; detailed design, which is often done by a licensed engineer; application to the city or county for approval; construction of the infrastructure, roads, sidewalks, water and sewer services, storm drain structures, installation of other utilities; marking of the new lot corners with official survey markers and filing the map with the county surveyor. Through all these steps we are here to help and lend our service while working with the other members of your development team to ensure a smooth process.

    A Subdivision and a Partition are very similar. The major distinctions are: When dividing a tract using a Partition you can divide the tract into 3 pieces or less, whereas when creating a Subdivision you can create as many lots as zoning regulations will allow; When creating a Partition you do not need to install the utilities whereas when creating a Subdivision you need to install the utilities; Partitions are less difficult to get approved than Subdivisions.

    Subdividing land can unlock its value and potential. By creating multiple individual lots from a single large parcel, you can sell or develop each lot separately, potentially leading to higher overall returns. Our subdivision service provides you with the expertise and guidance you need to navigate this complex process, ensuring your project complies with all regulations and is efficiently executed.

TOPOGRAPHY

  • Are you contemplating a construction project, considering land development, or simply interested in gaining a thorough understanding of your property's layout? Our Topographic Survey service can help you achieve your goals. Accurately capturing the physical attributes of your land is fundamental for a range of activities, and our Topographic Survey service is designed to provide you with this critical information.

    With our Topographic Survey, we meticulously gather elevation data across your property or a specific section, according to your requirements. We identify and chart any existing buildings, significant improvements, visible utilities, and existing property boundary markers. This comprehensive data is then processed and transformed into a detailed topographic map, showcasing the relief of your terrain and the exact location of natural and man-made features in relation to your property boundaries.

    Alongside a PDF of the map, we also provide an AUTOCAD file of the drawing, which can be incredibly useful for architects or engineers designing projects on your property. Our Topographic Survey service, therefore, is not just a map; it's a key to unlocking your property's potential, whether for construction, development, or any other endeavors.

    To ensure the accuracy of our Topographic Survey, we have a couple of recommendations that can enhance both the cost-effectiveness and the timeline of the process:

    1) If your focus is on a specific section of your property, supplying us with an aerial photo that indicates the area of interest will allow us to concentrate our resources and efforts more effectively.

    2) Dense brush can often conceal important ground features, making it difficult for us to identify changes in the terrain. By clearing the area, you're enabling us to provide a more detailed and accurate topographic map. This not only helps us deliver your topographic map more promptly and at lower costs, but also significantly enhances the accuracy of the survey.

    Let our Topographic Survey service guide you in making the most of your land's potential.

  • Do you need a comprehensive layout of your property, highlighting the man-made structures and improvements? Our Site Map service may be exactly what you're looking for. A Site Map can be an indispensable tool when you're planning property improvements, preparing for a sale, or simply desiring a clear record of your property's structures in relation to the boundaries.

    Unlike a Topographic Survey, a Site Map doesn't include elevation data. Instead, it emphasizes the man-made features on your property, providing a detailed overview of your buildings, improvements in relation to the property boundaries. Natural features are included upon request but are not the primary focus of this service.

    Our process involves a thorough inspection of your property. We identify and locate all significant man-made features such as buildings, fences, visible utilities, driveways, and any other improvements. We also note the any boundary markers. All this data is then processed and presented in the form of an easy-to-understand Site Map.

    This service is particularly useful for property owners planning renovations or additions, as it provides a clear picture of the existing structures and how they are positioned on the property. It's also an invaluable tool for real estate transactions, providing potential buyers with a detailed layout of the property and its improvements.

    By choosing our Site Map service, you're equipping yourself with a detailed visual tool that can facilitate decision-making, enhance property improvements, and add value to real estate transactions. Let us help you understand your property better with our detailed and accurate Site Map service.

CONSTRUCTION

  • Are you a property owner planning to construct a building in a flood zone? Or perhaps you're looking to acquire flood insurance for your newly completed building? Or are you looking to purchase a home in a flood plain? Our "Flood Elevation Certificates" service is designed to support these needs, providing you with crucial elevation data that can help protect your property from flood risk, ensure compliance with building regulations, and facilitate the flood insurance process.

    Our offering encompasses three types of Flood Elevation Certificates:

    1) Pre-Flood Elevation Certificate (Pre-FEC): The Pre-FEC is a vital part of the building permit application process in flood-prone areas. Our team will visit your proposed site, accurately collect the necessary elevation data, and establish a Temporary Bench Mark (TBM) for future reference. Once we've gathered all the necessary data, we'll provide you with the essential details regarding the minimum elevation required for your construction project. After incorporating additional information from your building plans, we will complete the Pre-FEC and send it to you. This ready-to-submit certificate can accompany your building plans in your permit application to the local authorities.

    2) Freeboard Verification: This is an essential step during the construction process, often required by local authorities to ensure that your building's floor level is sufficiently elevated above the flood plain. Our expert team will provide you with the necessary documentation to confirm adherence to flood zone construction guidelines, minimizing the risk of flood damage.

    3) Final Flood Elevation Certificate (Final-FEC): Weather you are looking to purchase a home in a flood plain or upon completion of your building, you might require a Final-FEC for purposes such as obtaining flood insurance or demonstrating that no flood insurance is required. Our team will perform a comprehensive site visit, capturing all the necessary details and measurements of your newly constructed building. With this data in hand, we'll complete the Final-FEC, a document that effectively demonstrates your compliance with flood zone building regulations. This certificate can be readily submitted to your insurance company or bank as needed.

    We're committed to providing accurate, timely, and problem-solving services, and our "Flood Elevation Certificates" offering is no exception. Whether you're in the planning stages of a building project, just completed construction, or are looking to purchase a home our services can help you navigate the complex landscape of flood zone regulations and requirements.

  • We can provide both initial excavation staking and/or final hub and tack four final foundation pour. Cut and fill projects are considered.

  • We determine the West most boundary (Ocean Shore Setback) a building can be placed when oceanfront. Required by most Counties and Cities with private lots abutting the Pacific Ocean.

  • Are you planning to construct a new building or modify an existing one? You may be aware that most jurisdictions have restrictions on how high buildings can be constructed, typically measured from the "Average Grade" or the natural ground elevation. Understanding these limitations is crucial to ensure your project complies with local building codes and regulations. This is where our Building Height Determination service comes into play.

    Our Building Height Determination service provides an accurate and reliable measurement of the ground elevation prior to any construction or land disturbance. We initiate the process after the land has been cleared but before excavation begins. By doing so, we obtain the most accurate representation of the "Average Grade". We set a reference marker for future height measurements and prepare a detailed map. This map includes elevation information, the location of the reference marker, and the highest permissible elevation for your building.

    In cases where excavation has already started, determining the "Average Grade" becomes more challenging and may result in additional costs. This is because identifying the original ground elevation after earth has been moved is a time-consuming process.

    If you need us to verify that the completed building does not exceed the permitted height, we can revisit the site. This service is particularly beneficial if there are concerns from neighbors or local authorities about building height restrictions. However, please note that it's easier and more cost-effective to engage our services before excavation begins.

    By leveraging our Building Height Determination service, you'll have peace of mind knowing that your building project respects local height restrictions, minimizing the risk of costly adjustments or legal issues down the line. Our goal is to provide you with precise information to streamline your building process, ensuring your project is compliant and successful from the start.

  • We can provide physical markers in relation to elevation and horizontal for use as control points and construction reference in customized datums Specific needs vary greatly.

  • Item descriptionAre you in the process of constructing a new structure and your bank requires confirmation that the foundation is accurately placed within your property boundaries? Our Foundation Certificate service is designed precisely for such scenarios.

    The Foundation Certificate is a vital document that certifies the exact position of a building's foundation in relation to the property boundaries. This service is typically requested by banks or financial institutions funding the construction, to ensure that the foundation has been poured within the stipulated property limits.

    Our procedure for this service is meticulous. We locate the freshly poured foundation and map its position in relation to the property boundaries. This map is then paired with a signed statement certifying the foundation's precise location within your property, providing the irrefutable proof your bank needs.

    It's important to note that the Foundation Certificate is different from a typical Site Map. While a Site Map provides a broader view of your property including all structures and improvements, a Foundation Certificate focuses solely on the foundation of the structure in question and the property boundaries. It also includes an explicit statement attesting to the foundation's placement on the property, which a Site Map does not provide.

    Usually, this service is required shortly after the foundation has been poured and before any further construction takes place. By opting for our Foundation Certificate service, you're not only meeting your bank's requirement, but also ensuring that your construction project continues without unnecessary delays or legal hiccups. This is just another way we're committed to providing the comprehensive surveying services you need to successfully manage your property.

TIMBER SURVEY

  • Property line maintenance is one of the most important aspects of land ownership. It is your responsibility as the landowner to know where the boundaries to your property are located. Most forest landowners have a general idea where their lines are and have accurately surveyed maps, but few have their lines clearly marked and painted on the ground.

    Well-marked boundaries can protect you from timber theft and help ensure other assets are protected. They also help you avoid trespassing on your neighbors when cutting trees or building roads and trails. When selling timber or performing other management activities it is important to know exactly where the boundary line is to avoid damage or disturbance to neighboring properties.

    Once located, the boundary line will be marked using a combination of flagging and paint. Paint is preferred since it is the most durable, lasting more than 5 years, and cannot be torn down or moved. Plastic flagging is generally used to temporarily locate boundary lines but should be followed by more permanent blazing and painting trees along and near the line.

    In the field, we locate all corners or monuments and mark them as well. Corners should also be identified by "witness" trees. The marks on witness trees face or point to the corner. Surveyors make hacks or chop marks on witness trees in three parallel lines about equal distance apart that face the actual corner marker. Be sure to paint over the scars that remain from the axe chops. A combination of paint and hack mark scars ensure long term visibility of corner markings.

OTHER

  • An easement agreement is a legal contract that allows someone to use someone else's property for a specific purpose. The property owner still owns the land, but they have given someone else the right to use it in a particular way.

    The easement agreement grants a non-possessory interest in the land, meaning the person with the easement does not own the land but has certain rights to use it. The most common right is the right of way, but other rights include the use of power cables, telecommunications lines, supply pipes, and drains.

    Easements can be either public or private. The difference between the two is who benefits from the easement. For example, homeowners may give their neighbor an easement to use their driveway.

  • Need us to translate the history of ownership on your property? We can conduct detailed deed research to establish past and present ownership, existing easements and disputable boundaries. Scope of work is unique job to job.

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