|
|
Land Surveying and
the Land Owner
You will probably require the services
of a Professional Land Surveyor at sometime in your life. Usually the
need arises when you buy property or a home or when you add improvements
to your land. Since these transactions represent large and important
investments for you and your family, the Pennsylvania Society of Land
Surveyor has prepared this informational pamphlet to help you understand
the duties of a land surveyor and to assist you in selecting a knowledgeable
Professional Land Surveyor.
Outline of the pamphlet
|
 |
|
Land surveyors have mapped much of the
history of man’s use of the Earth. A Babylonian boundary stone
inscribed with the king’s decree and the name of the surveyor
of the land still endures today after three thousand years! As civilization
has expanded and matured, the surveying profession has similarly kept
pace with the need of society to define, delineate and map the land
and man’s improvements thereon. Today the Professional Land Surveyor
is equipped with many sophisticated surveying tools and the specialized
knowledge required to provide services for land owners, developers,
industry, and government. Whether the project be the layout of a new
highway, bridge or dam, the precise location of offshore oil rigs,
a municipality’s underground sewer lines, the establishment of
international boundaries or a farm’s missing corners, the Professional
Land Surveyor is called upon to perform his unique role knowing that
future generations may rely on the quality of his work for centuries
to come.
|
|
|
In the Commonwealth of Pennsylvania an
individual may ONLY practice land surveying if he is licensed and
registered as a Professional Land Surveyor under the Professional
Engineers Registration Law, Act 367, as amended, unless exempt under
other provisions of the Act.
|
|
BOUNDARY SURVEY:
A survey for the expressed purpose of
establishing or re-establishing the corners and boundary lines of a
given parcel of land. A boundary survey man be an original survey or
a retracement survey. An original survey is a subdivision of land into
smaller tracts, such as the original warrant surveys for subdividing
the lands of William Penn. Any subdivision of an existing tract of land
is also an original survey and the performance of such a survey is dictated
by the client’s needs, site considerations, state laws and local
ordinances governing subdivisions. However, before a tract of land can
be subdivided, its corners and boundaries must be established by a retracement
survey.
A retracement survey is a boundary survey
which re-establishes the corners and boundary lines of a parcel of land
previously surveyed. This involves a thorough research of both public
and private records to arrive at a proper description of the property.
Often the surveyor must include a historical analysis of property configurations
in the general area. Such research may involve public records in other
county courthouses or even research of the original warrant tracts maintained
by the Pennsylvania Historical and Museum Commission, Division of Land
Records, at Harrisburg. Angular and linear measurements locating existing
property corners and other evidence of ownership are then correlated
with this title research. Complex survey problems, often solved using
high-speed computers and plotters, are then resolved and final monumention
of property corners and boundary lines is established. The details of
the survey are shown on a survey map or on a series of maps. Copies
of maps stamped with the surveyor’s seal and usually accompanied
by a written legal description are then prepared for the client’s
needs. The Professional Land Surveyor maintains the original map tracings
and other record research as he may be required at a later date to represent
his findings in a Court of Law.
LAND TITLE SURVEY:
If you are purchasing title insurance,
often a land title survey is required. This is usually a boundary retracement
survey with additional surveying to meet the specific needs required
by title insurance companies. The map of such a survey must show particular
information in detail and exactness of matters discoverable from survey
and inspection, and not necessarily evidenced by public records. Unrecorded
easements, access roads to other properties, physical encroachments
of buildings, and other visible adverse uses of the property by other
parties, are examples of matters of particular concern for a land title
survey.
TOPOGRAPHIC SURVEY:
A survey showing the elevations and contours
of the land and locating features natural and man-made, such as streams,
buildings, quarries, fences, roads, woodlands, etc.
CONSTRUCTION SURVEY:
Layout for control and alignment of construction
for roads, buildings, pipelines, powerlines and other improvements
to the land.
|
|
- BEFORE title in land is transferred.
A survey assures the location of property boundaries and the accuracy
and wording of legal descriptions.
- BEFORE land is subdivided by deed,
will, or by the Court.
- BEFORE land is developed by the
construction of buildings, roads, fences, etc.
- BEFORE an easement or right-of-way
is created across the land.
- BEFORE a boundary dispute arises
or when you believe someone is encroaching upon your land.
- BEFORE timber is to be cut and removed.
|
|
|
To a large degree the extent of urbanization
and relative worth of the land determine the method of surveying most
appropriate. The equipment used varies with the need and nature of a
survey.
COMPASS AND CHAIN:
Surveying with a magnetic compass and
surveyor’s chain was the method employed in most of the original
subdivisions of the Commonwealth. Today this method is primarily used
for reconnaissance surveys of large tracts.
TRANSIT AND TAPE:
Angles are measured with a transit or
theodolite and distances measured with a surveyor’s steel tape
giving an accuracy required for modern boundary or land title surveys.
ELECTRONIC MEASURING:
Electronic Distance Measuring equipment
using light beams coupled with theodolites, enable the surveyor to measure
precise angles and distances with greater ease and accuracy. This also
allows measurements across swamps, valleys and other terrain impractical
or impossible to measure using steel tapes. Electronic angle sensing
on theodolites and electronic data recording are other recent additions
to modern surveying equipment.
SATELLITE POSITIONING:
Sophisticated electronic equipment using
orbiting satellites to determine both horizontal and vertical placement
on the face of the earth is a relatively new innovation. This is usually
limited to large control surveys and governmental projects, but its
use, in time, will become more prevalent by many Professional Land Surveyors.
PHOTOGRAMMETRIC MAPPING:
Photogrammetric mapping may be developed
from aerial photographs and is particularly useful for showing land
contours, site conditions and details for large areas. Usually the
photography is made specifically for the project involved. Ground
control surveys must be used to establish measurements, both horizontally
and vertically, to photo-identifiable points in order to insure scale
accuracy of the photo model.
|
|
|
The cost of a land survey depends on
many things, including the type of survey needed and the method used.
Some variables which affect the cost of a land survey are:
- Required accuracy and purpose for
the survey.
- Complexity of legal records; the number
of deeds that need to be researched are often complicated by vague,
incomplete and contradictory legal descriptions. Deeds for abutting
properties must be researched and unrecorded deeds and agreements
must be resolved.
- Size and shape; an irregular shape
has more corners and a longer boundary than a square containing the
same area.
- Terrain and accessibility; a flat,
open field is easier to survey than mountain woodland. Streams, cliffs
and dense vegetation complicate the surveying process.
- Field evidence; the existence of iron
pins, corner stones, designated trees and other evidence of boundaries
aid the surveyor and their absence compounds difficulties. Cooperative
neighbors can be very helpful.
- Time of the year; summer foliage restricts
sighting distances whereas deep winter snow hinders travel and conceals
property corners.
- Title insurance requirements; title
insurance companies need considerable documentation and verification
of field evidence.
- Monumentation; the objects utilized
to mark the corners and boundaries. For example, concrete or cut stone
monuments are more durable but require greater effort to set and are
more costly to obtain than iron pins.
- Plat requirements; the necessary details
to be shown on the survey map including the requirements of Planning
Commissions, Title Insurance Companies, Architects, Professional Engineers,
etc., affect the time involved to produce the map.
Because of the many variables, it is
best that you consult with the Professional Land Surveyor at his office
or at the job site to determine an estimate or cost for the survey.
A survey which meets your needs and legal requirements, based on proper
deed research, and complete and accurate field and office work, will
likely prove to be the least expensive in the end.
|
|
|
Only a licensed PROFESSIONAL LAND SURVEYOR
may perform boundary or land title surveys in Pennsylvania. A Professional
Land Surveyor who practices under the statutory Code of Ethics is a
credit to his community, his client or employer, and to himself.
During boundary litigation, the Professional
Land Surveyor is often called upon to appear in court as an expert witness,
for his testimony is accepted as professional evidence and only he can
assume the responsibility for the correctness and accuracy of his work.
The Professional Land Surveyor offers
a highly technical and complex service. It is important the surveyor
be knowledgeable in whatever capacity he serves his client.
You may consult the Executive Director
of the Pennsylvania Society of Land Surveyors for a list of Professional
Land Surveyors active in your area.
|
|
|
The Pennsylvania Society of Land Surveyors
was formed in June, 1969, to improve the professional status of Land
Surveyors and to further the interests of the Land Surveying Profession
consistent with the public interest.
It is to be emphasized that the Pennsylvania
Society of Land Surveyors is a full service professional society, interested
in all aspects of the Land Surveying Profession, including business
and education.
P.S.L.S. is subdivided into regional
Chapters which are capable of providing support services to members
and to the public in such areas as education and public relations. For
more information about your local Chapter, call (717) 561-1615; or write
to the Executive Director, Pennsylvania Society of Land Surveyors, 2040
Linglestown Road, Suite 200, Harrisburg, PA 17110.
|
PH 814.723.7522