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What is a Boundary Survey? A Boundary Survey determines the property lines of a parcel of land described in a deed. It will also indicate the extent of any easements or encroachments and may show the limitations imposed on the property by state or local regulations. A survey is strongly recommended before buying, subdividing, improving or building on land. Surveying the parcel before these activities ensures that the expense and frustration of defending a lawsuit, moving a building, or resolving a boundary dispute can be avoided. What does a standard Boundary Survey entail? The Surveyor thoroughly examines the historical land records relating to the land in question and often all lands surrounding it. In addition, this research may include: Probate court and other town offices, local attorneys' offices, historical associations and the Department of Transportation. The Surveyor may also talk with prior owners and adjoiners. The field work begins after the research and involves establishing a control network of known points called a traverse. The points are used to search for and locate existing monuments and other evidence of the boundaries. 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 compared with the research and the Surveyor then reconciles all the information to arrive at a final conclusion about the boundaries. A second field trip is then needed to set the new monuments (if required.) Finally, the Surveyor will draft a plan of the survey and prepare a legal description (if required.) The cost of a Boundary Survey depends on many variables, some of which can not be known until after the work has started. The size, terrain, vegetation, location and season affect the charges, but the cost can usually be estimated fairly accurately. However, the Surveyor will not know if deeded monuments are missing or if they conflict with the description until well into the Survey. The complexity of the research is also usually not known until the Surveyor begins the actual work. Some parcels have passed through many owners over the years. Some may have added adjacent parcels or sold off portions of the orginal lot. The more outparcels and consolidations there have been, the more complex and costly the research becomes. Many deeds are "abutter deeds" which use the neighbors' names to define boundaries. In some cases it may be necessary to research parcels far removed from the land being surveyed to assemble the jigsaw puzzle of old deeds and it is not unusual for the research to account for 50% or more of the total Survey cost. What are the results of a Boundary Survey? Depending on the services agreed on, a Boundary Survey may produce:
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 plan of the Survey necessary? The plan 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 plan. All plans 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 plan 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 .
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