Lot Survey Residential
Lot surveys come in two flavors: plat subdivision (subdivide by simultaneous conveyance) or division (carved from a larger tract). Lots in a subdivision are pro-rated on the ground according to field vs plat dimensions for the whole block.
Lots divided from a larger tract depend on the sequence of division and the legal description. A tract lot taken off a larger piece is “senior” to other parcels taken off that piece, which are senior to recent parcels off the parent piece of land. The senior lot gets its described dimensions actually on the ground because it was first divided. The junior lot gets the remainder, greater or less. Comparing found monuments field distance against tract legal distance for the same line may disagree. The error (difference) is thrown to the junior lot. It may be short or it may be long, but the senior lot dimension is held.
What We Do
CNC Surveying, LLC does lot surveys for residential property in Nebraska and Iowa. It is curious that some surveying and civil engineering companies don’t do lot surveys. It is because their overhead is high. That tells you what you’re paying for other work. At CNC, we have a low overhead and we can afford to do a basic lot survey with certificate for only $950.
In the Office:
We research the owner’s lot at the County Surveyor to check for legal descriptions (lot and block or lands). We check County files for surveys of adjoining lots back as far as early 1900s in some cases. Surveyors “follow in the footsteps” of previous surveyors to perpetuate original boundaries. We verify dimensions for the lot compared to old surveys. A Registered Land Surveyor reviews the found research with the two-man survey crew before they go out in the field to the correct job location.
In the Field:
Our surveyors knock on the door of the residence to leave a card and let the owner know CNC is on their property. The crew looks for pins and sets pink pin flags next to the iron markers they find. When digging is required, the crew makes a nice replaceable divot of your lawn to cover the hole made to find the property corner. The crew looks for pins on adjacent lots and even adjacent blocks or opposite sides of the street. The surveyors then use GPS or a Total Station to tie-down (measure the position) found corners. This information is recorded and taken back into the office.
Back to the Office:
An AutoCAD drawing is made from the coordinate positions recorded in the field. Dimensions are compared to the subdivision drawings (plats) and previous surveys. A Registered Land Surveyor reviews the information and geometry. Boundary Survey Law, pro-ration, senior rights, and other principles are used to make the right decisions about your boundary location.
Back to the Field:
The survey crew goes back to the lot with the data computed in the office and surveys locations to set new pins at the correct locations. Iron markers are used and a plastic cap with the RLS number is placed over the rebar. Once the full boundary is monumented, any encroachments and fences are located for illustration in the drawing on the surveyor’s certificate.
Certificate and Recording:
The AutoCAD drawing is completed to show fences and encroachments, dimensions, and annotations for lot number, legal description, address. The lot certificate is finalized by a Registered Land Surveyor who signs the final for delivery to the property owner. The survey certificate is recorded so that future surveyors can follow in our footsteps.
Please Call Us
If you do a search for Land Surveyors Near Me you should find CNC in Omaha. We work in a 200 mile radius of our office at 5127 Leavenworth Street.
Lot Survey Commercial
The same rules apply to commercial lots regarding subdivisions or tracts. Commercial lots are typically larger and contain more complexities like access easements. Commercial lots will typically be surveyed with an ALTA survey or title insurance survey. The complexities lead to the title company wanting assurance from a surveyor that the utilities agree with the easements, for one example. Because the title company insures the transaction against discrepancies, they want a thorough search to remove anything certain from the uncertain (less risk).
