What is a Professional Boundary Survey?
A professional, certified Boundary/Property Survey determines the legal property lines of a parcel of land described in a deed according to and, in adherence with, the State of Connecticut statues (see CT General Statutes – Sec. 20-300b-2). A professionally prepared survey will also indicate the extent of any easements and/or encroachments and may show the limitations imposed on the property by state or local regulations.
When is a Survey needed?
Landowners are typically informed that a boundary survey is required by their local planning board or building officials in their town when they are looking to build or for approval for their property planning or development project. These projects can range from something as simple as putting up a fence or pool in their yard to complex renovations or building projects. Additionally, title insurance companies and/or title or real estate attorneys often request the services of a professional land surveyor in order to resolve inaccurate property descriptions and onsite improvements so that mortgage lenders will grant loan approval.
A professional boundary survey is typically required:
- Prior to land title being transferred
- Prior to land being subdivided
- Prior to land development (fences, pools,
buildings, roads, etc.)
- To help settle boundary disputes
A survey is advised prior to buying, subdividing and/or improving or building on land. Surveying the parcel before these activities can ensure avoidance of unnecessary additional expense, legal boundary disputes and/or possibly mandated removal of a structure by officials.
What does a standard Boundary Survey entail?
An accurate, detailed land survey is essential to the success of all planning, design and property development.
To achieve this, Boundary Surveys entail the use of advanced technology, software and electronic survey equipment. Licensed surveyors thoroughly examine the historical land records relating to the land in question and all lands surrounding it. In addition to records found in municipal offices, this research may include examination of court documents and the records of other land surveyors, attorneys, historical associations, libraries, and the State Department of Transportation. The Surveyor may also talk with prior owners and adjoining land owners. The field work begins after the research and involves recovering boundary evidence and locating this evidence as well as improvements to the property that are to be depicted on the map. This location takes place from a control network of points established by a land surveyor called a traverse. Although the field portion of a Survey is the most visible phase of surveying, it usually represents only a third of the entire project. The results of the field work are then compared with the research and the Surveyor then will use all the information to arrive at a final conclusion about the boundaries. One or more additional field trips may be needed to gather more evidence or to set boundary markers. Finally, the Surveyor may draft a map of the survey and prepare a metes and bounds legal description (if required.)
How much does a Survey cost?
The cost of a Boundary Survey depends on many variables including lot size, terrain, vegetation, location and season.
This can all affect your cost. In addition, working with town planning staff, town engineers and zoning attorneys to get projects approved can be an expensive proposition in moving your project forward. Godfrey-Hoffman & Hodge is your ally every step of the way as we help customers navigate through these above variables and develop a plan and proposal to fit your specific project needs. As professional land surveyors and engineers, our licensed team provides maps/plans in accordance with State mandates and gets the job done right the first time… every time. This saves our clients time, expense and headaches they don’t need in moving their projects forward. With over 80 years of experience, Godfrey-Hoffman & Hodge can provide you a detailed proposal that offers you an accurate and firm estimate so you have all the information you need upfront. Talk to our customerswho know the quality and accuracy of our work which allows their plans and projects to get approved more efficiently. Completing projects on time and within budget is another way we protect our customer’s interest and bank accounts.
What are the results of a Boundary Survey?
Depending on the services agreed on, a Boundary Survey may produce:
- Monuments or markers at all property corners and along property lines.
- A written metes and bounds legal description of the property.
- A certified survey map including, boundary lines, easements encroachments and all improvements.
- Certification to State of CT standards (see CT General Statutes – Sec. 20-300b-2).
How will the boundaries be marked?
This also depends on what the Client and the Surveyor have agreed to. Monuments may include wooden stakes or hubs, iron pins or pipes, marked trees or concrete monuments. They may be placed on property corners and angles and sometimes at intervals along the property lines.
Is a map of the Survey necessary?
The map provides the Client with a permanent record of the survey. If any of the monuments are lost or destroyed, they can be replaced with the information shown on the map. All maps must be embossed and signed by the Surveyor indicating that the Survey conforms to the State of Connecticut standards (see CT General Statutes – Sec. 20-300b-2.) If a map is prepared, you may choose to record it in the Town Clerk’s office. This not only preserves the work for future reference, but also puts the public on notice that the area shown has been thoroughly researched and documented. In a sense it provides insurance against most claims or disputes