Frequently Asked Questions
This is an important question! …So I’m addressing this first. Many factors go into the cost of a survey, including:
1. The existing deed’s legal description
This is often attached toward the end of the deed, with bearings and distances, often separated by the word “Thence”. Some deed descriptions (also called “field notes” or “legal descriptions”) are based on more recent surveys. Some are very old, and may even use the old Spanish unit of distance, called a vara. These descriptions are much older, and have less accurate angles and distances, usually require more research and effort to survey. If the parcel is in a subdivision, or in town, the age and quality of the original subdivision plat is another factor. Older plats can be difficult or impossible to read, have missing information, and have less accurate measurements. These factors can add to the time it takes to complete the survey.
2. The lay of the land
A wide open flat pasture is easier to see and measure across, than a steep valley that is full of cedars and briars. Buildings, fences, trees and vegetation are all barriers that can slow down the work of walking, seeing, measuring and looking for the corners
3. The urgency of the project
Sometimes certain existing client projects can be adjusted to accommodate an urgent need of a new client, but this rush and inconvenience can sometimes incur an additional cost
4. Location
The location of the parcel in some counties have all survey related research available online. This is much quicker for the surveyor to obtain the deeds, plats and other records needed for the survey. Some counties do not have these documents online, and a trip must be made in person to the County Courthouse or Clerk’s Office to pull out and copy the old books and maps. This adds to the time it takes to do the research for the survey. In addition, sometimes City records are needed, and as with the county, some city offices can email the records right away, while others require the surveyor to come and look through the file cabinets and books for the needed information.
How long does it take to complete the survey?
This depends on the factors mentioned above. Often on smaller parcels, there is more “office” time, than time out on the property. The office time includes research and initial calculations, and then once the field survey has been completed, the analysis of the data, determination of the boundaries, and the preparation of the plat.
Do you schedule an appointment or set time to do the survey?
Due to weather, existing client needs and other factors, I typically do not schedule set appointment times to do the survey. I will give you at least a day or two’s notice before coming to do the work.
An important thing to know is that I do not need you to be there to do the survey. I like to let my clients know that I’ll be on their property, but they need not rearrange their schedule to be there.
Two main things that I need to ensure are that gates will be unlocked, and that any dogs are brought inside. I always offer to meet my clients after the survey is completed to walk the boundaries with them, showing them the corners and lines, and to answer any questions they have.
I also take as much time as needed to review the details on the survey plat, if desired.
What type of surveying do you offer?
At this time my focus is on boundary surveys and title surveys. Boundary surveys are finding and marking the corners and lines of existing properties.
These are most often needed :
1. In resolving a dispute or question of the line’s location
2. To clearly mark the line for the installation of a fence, wall, driveway, or other structure
3. To retrace the property lines in order to write a new legal description (also known as “field notes”) that may be required by the County or a title company
4. To be able to provide an acreage for the parcel when one is not in the current deed
5. To identify the existence or the extent of an encroachment from a neighboring owner, Title Surveys are usually required by a lender and/or title company for:
A. The sale of a home or vacant parcel
B. For refinance of an existing mortgage, or home equity loan/line of credit
C. Upon completion of home construction, when a loan is converted from a construction loan to a conventional mortgage
D. These surveys are based on a title commitment and research of documents provided by a title company
E. Easements or restrictions on a parcel are often shown on these types of surveys
6. To identify the existence or the extent of an encroachment from a neighboring owner, other types of surveys include Topographic, Construction Layout, Flood Elevation Certificates, and Hydrographic to name a few.
I have performed all of these in the past, but currently am focused on Boundary and Title surveys.
A Registered Professional Land Surveyor (RPLS) is an individual authorized by the State Board of Professional Engineers and Land Surveyors to perform boundary and related surveys. The Board evaluates a candidate’s education and experience before allowing them to take a nationally standardized, 6 hour, Fundamentals of Surveying Exam.
In Texas, an additional two years of experience in boundary surveying under another RPLS (mentor) is required before gaining approval for another 6 hour, Principles & Practices of surveying, and an additional 4 hour Texas Specific Surveying Exam.
“I don’t need a full detailed survey. I just want to know where my corners are.”
This is a statement I hear often, usually after discussing the cost of the survey. If a landowner wants their corners found, set, marked, located, etc…. it’s only an RPLS that can do that. An RPLS must follow the standard of care that any other reasonable and knowledgeable RPLS would use under similar circumstances.
While you may have no intention of a dispute, or going to court over the boundary line, a prudent RPLS will approach each survey with the same thoroughness, as if he or she knew this was going to court. There are no shortcuts or other ways to properly retrace and mark the lines.
What type of payment do you accept?
I accept check, cash or credit card. I use PayPal to process credit card payments, and do not have access to your credit card information. If the survey is for the sale or purchase of a home, or for a refinance, in certain situations I will accept payment by check out of escrow at closing.
I am based in western Bell County and typically work from Moody to Temple / Belton to Killeen and Copperas Cove, and down to the Florence and Salado areas. I do occasionally take work outside of this area, typically down towards Georgetown and Round Rock.