What is a Land Survey?
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 development of land for fences, pools, buildings, roads, etc.
- Prior to or after boundary disputes arise
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 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 reconciles 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 can depend on many variables including lot size, terrain, vegetation, location and season. These 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.
With over 80 years’ experience, 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 provide maps/plans in accordance with State mandates and get 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.
Godfrey Hoffman/Hodge provides detailed estimates to include:
- Full scope of services to be performed
- Accurate plans/maps to support your project success
- “Not to exceed” proposal guaranteeing investment amount
- Complete information upfront with no surprises
Talk to our customers who know the efficacy and efficiency of our work which allows their plans and projects to get approved more efficiently. Projects completed on time and within budget is another way we protect our customer’s interest and bank accounts.
Request an estimate here and receive our free report on “4 Ways to Save” that will get you on your way to project approval quickly.
What are the results of a Boundary Survey may include?
- 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 of the property including, boundary lines, easements encroachments
- Certification to State of CT standards (see CT General Statutes – Sec. 20-300b-2).
- American Land Title Association (ALTA) Survey and all improvements.
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 and disputes.
Here’s how GHA/Hodge saves you time, expense & headaches that you DON’T need!
1. PRICE Get the “whole” picture
Informed customers are our best customers because they get the “whole” picture... upfront! Working with town planners, zoning attorneys & architects can be an expensive proposition. As professional land surveyors and engineers, our licensed professionals provide maps/plans in accordance with State mandates and get the job done right the first time... every time. Talk to our customers who know the efficacy and efficiency of our work that allows their plans and projects to get approved more efficiently. Projects completed on time and within budget.
2. LICENSED & INSURED Guarantees your investment
GHA/Hodge is a fully licensed and insured land planning, survey and engineering company. Whether you’re moving a fence or remodeling your home, when you have your property surveyed or developed with us, we are able to guarantee the integrity of your plans to see your approval through. Additionally, uninsured contractors on your property can put you at risk for injury liability. GHA/Hodge assures you are covered each step of the way!
Request a certificate of insurance, every time! Check the State of CT to see if they are licensed.
3. REPUTATION References count
Check to see if the company you are going to hire is a member in good standing with the Better Business Bureau (BBB). Check references and save yourself headaches. GHA & HODGE offers live testimonials on our websites and can provide a long list of satisfied customers. Request a minimum of (3) references.
4. LONGEVITY Don’t pay for something twice
A proven track record can save you time and money. When businesses go out of business, you may end up having to pay for something twice. A property surveyed today may require additional work down the road. If the surveyor you hired is out of business, you may risk having to start from scratch. GHA & Hodge are family business established in 1924 & 1925 that assures our clients access and updates to maps we’ve provided for over 75 years!
A strong relationship saves you time and money.
What are they saying about GHA & Hodges: “GHA’s level of service and attention to detail has allowed us to move our projects forward. Despite advice from brokers or attorneys that certain approvals would be difficult to obtain, the Godfrey-Hoffman team has proven their ability to get things done for us. Their staff conducts themselves professionally and has the answers and details that planning and zoning boards require to say “yes”. Our level of trust in them says everything.”
~ Craig S. Neal, Executive Director Catholic Cemeteries Association/Hartford
“He brings a very knowledgeable and creative mind to every transaction. I have had the opportunity to work with Adam and his associates many times over the years on behalf of mutual clients. He brings a very knowledgeable and creative mind to every transaction, whether it is a single family lot or a major development opportunity.”
~ Stephen Press, Principal Press/Cuozzo Realtors