There are many different kinds of land surveys. This can be confusing, and cause misunderstandings around price and the scope of the work. The most common survey is a Boundary Survey, used to identify and establish boundaries for acreage properties. The following list contains the types of work that are often called surveys, the variety of property types and situations for which they are used, and who can legally perform them. Be clear with your intent and a Survey Firm will guide you to the most appropriate type of survey to meet your needs. A professional Survey Firm will offer you the best options for your project and cost estimates for each choice.
Boundary Survey. This is what a Land Surveyor means when discussing a survey. It is used to establish the true boundaries of a property. Through previously recorded markers and the establishment of new landmarks, a surveyor will establish the true boundaries of a property and then mark the corners and lines of the plot using markers such as iron rods, pipes, concrete monuments in the ground, or nails set in concrete or asphalt. This work is then signed and recorded on a Mylar Plat, which is legal for recording in the Town Clerk’s office. The Boundary Survey can only be performed by a licensed Vermont Land Surveyor.
Boundary Marking / Mortgage Survey. This is a simple “survey” that determines land boundaries and building locations. It is usually required by title companies and lenders when they provide financing, to show that there are no structures encroaching on the property and that any structures on the property meet current zoning and building codes. This can be as simple as marking existing boundaries, markers and measurements to determine rough accuracy of property lines. It does not involve measuring, determining, and placing boundary markers to produce a recordable Plat. Often performed by Surveyors, Engineers, Foresters, Town Planners, Real Estate Agents, or Tax Assessors, this is low cost and often confused with a Boundary Survey (mentioned above). While a Boundary Marking or Mortgage Survey is commonly considered a legal Boundary Survey in other states, in Vermont a legal, recordable Survey can only be performed under the direction and approval of a Surveyor licensed in the state of Vermont.
Septic System Engineering Design Plan. This is used to determine the placement of septic systems and water supply sources based on Vermont ANR rules. Performed by Septic System Designers or Engineers. While this may show the property lines, it is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
Topographic Survey. This is a land survey that locates natural and man-made features; for example, buildings, improvements, fences, elevations, land contours, trees and streams. These features are measured for their elevation on a particular piece of land, and shown as contour lines on a plot. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
ALTA/ASCM Survey. This is a land survey made for the Title Company/Lender which meets the specifications and standards of the American Land Title Association and the American Congress on Surveying and Mapping. ALTA surveys are based on a current title commitment and include the location of buildings, visible improvements, flood zones, easements and other items. Must be performed by a licensed Vermont Land Surveyor, who will produce a signed Plat on Mylar legal for recording in the Town Clerk’s office. This is a very precise survey, often used for large commercial projects, and is very costly.
Subdivision Survey. This is done to subdivide large tracts of land into smaller tracts, or previously undeveloped areas of land into lots, blocks, streets, parks, etc., all in accordance with the laws and ordinances established by the local and state governing agencies. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
Construction Survey. This is performed on a construction site to control positions, dimensions and configurations for all site improvements specified in the construction plans throughout the course of the project. This type of surveying would include utility staking, site grading, layout of structures or buildings, and layout of streets and curbs. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
Site Planning Survey. This uses a Boundary and Topographic Survey as a base to design future improvements. It can be a design for a house, a residential subdivision, a store, a shopping center, a new street or highway, a playground, or anything else. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
Geographic Positioning Survey (GPS). This survey uses portable receiving antennas to gather data transmitted from satellites to calculate the position of an object on the surface of the earth. The receiving antennas can be miles apart and still obtain very accurate data. A GPS survey is used to establish coordinate control points for State Plane Coordinate Systems, large Boundary Surveys, and Subdivision Surveys. It can also be used to collect data for Geographic Information Systems / Land Information Systems (GIS/LIS), such as the location of streets, homes, businesses, electric, phone & gas utilities, water & sewer systems, property line soil & vegetation types, water courses, etc. This data can be used in future planning, preservation and development. Often used by Engineers and Town Officials. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.
Right-of-Way Survey. This is performed to lay out an acceptable route for an easement or right-of-way for a road, pipeline, utility or transmission line. This survey would include the establishment of all boundary line and road crossings by the line along its route. Often done by VTRANS Surveyors or Utility Contractors. Can be part of a Boundary Survey, Engineering Plan, Septic System Design, or a Forester’s Survey, but is not a legal, recordable Boundary Survey unless performed under the direction and approval of a licensed Vermont Land Surveyor.