WHAT IS A LAND SURVEY AND WHEN DO YOU NEED ONE

Property owners are often surprised by the necessity of having to provide a survey of their own property in order to sell. However, it is increasingly the case, that a recent survey becomes a requirement in today’s land transaction.

WHAT IS A LAND SURVEY

A survey describes a property’s physical characteristics. Generally a survey consists of a plat or drawing together with a legal description (metes and bounds). Surveys are performed by a professional surveyor. There are many types of surveys depending upon the use to which the property will be put.

WHAT A LAND SURVEY IS NOT

A survey is not an appraisal or a title search and it does not involve delineation wetlands. An appraisal has to do with estimating the market value of the property and is performed by a state certified appraiser. The title search and deed establishes the ownership of the property and is generally performed by a title company. A delineation of wet lands is performed by an environmental consultant.

WHEN DO YOU NEED A LAND SURVEY

• When buying property. The buyer may insist on a survey for their own due diligence. Often the buyer is particularly interested in the possible presence of easements and encroachments.

• When selling property. A survey may be required in the contract. Inanyevent, a seller will want to include a survey along with other documents in their marketing package. Potential buyers will almost always request a survey as part of their due diligence.

• When required by a lender. The lender will almost always require an appraisal showing improvements in order to ensure the proper property is being used for collateral.

• When required by a title company. The deed establishes ownership. The survey determines the exact location and dimensions of the property. Additionally the survey identifies the easements and encroachments associated with the property. All of these are necessary before title insurance can be issued.

• Legal Disputes. In the event of disagreements between neighbors about encroachments, corners, access, location of improvements, etc. a survey will be necessary. Additionally, a survey is required for the portion of a property. A subdivision

• Subdividing land. Anytime a property is divided, a survey will be necessary. It could be a simple division of a property into two parts or the proposed development of a large tract into a rural subdivision.

• Improvements. Any questions regarding current or future location of buildings, fences, roads, ponds, and other man made features can be solved with a survey.

• Geographic features. It may be necessary to identify natural features such as floodplains, couture, elevation, bodies of water, etc. in order for future planning.

CHOOSING A LAND SURVEYOR

The land professional you are working with is probably the best source for information regarding land surveyors in the area where the property is located. Another source would be the title company which will handle the closing.

QUALIFICATIONS TO BECOME A TEXAS REGISTERED PROFESSIONAL LAND SURVEYOR (RPLS)

Becoming a professional surveyor in is serious business. It takes between 4 and 6 years to become licensed as a surveyor in Texas. For more information about State of Texas requirements visit (pels.texas.gov). Also, The Texas Society of Professional Surveyors (TSPS) is a professional organization for Texas surveyors. Visit tsps.org for more information about the group.

There are 6 steps involved in becoming a Texas RPLS.

• Education. The minimum educational requirements in Texas is an associates degree in surveying or an associates degree in any field plus 32 credits of surveying courses. Many surveyors in Texas have a bachelors degree in surveying.

• Fundamental of Surveying Exam. This national exam is rigorous and less than one half of applicants pass it on the first attempt.

• Experience. Working under the supervision of a currently licensed Texas RPLS is required. The Surveyor in Training must complete a minimum of 4,000 hours of charge time to include 3 months each in the following areas;

1. Research

2. Legal Principles/Boundary Reconciliations and Deed Sketches

3. Computations/Traverse Accuracy Analysis

4. Documentation/Descriptions/ Monumentation/and Preparing Final Surveys

5. Field Experience.

• Board Review. Author two sample surveys for board examination.

• Rpls Exam. Successful passing the Texas Board examination is a requirement.

• Continuing Education. 12 hours of courses annually approved by the Texas Board in order to keep their license in good standing.

TYPES OF LAND SURVEYS

• Alta/Nsps. The American Land Title Association and the National Society of Professional Surveyors have established a set of standards which include boundaries, improvements, access, easements and exceptions, utilities, floodplain and zoning. Surveyors do not delineate wetlands.

• Boundary. These surveys include only the boundaries of the property.

• Location. This type of survey is a boundary survey together with location of the improvements. It is often used for building permits.

• Subdivision. This type of survey includes exterior boundaries, topographic features, subdivision design, and layout of the interior. It will show the precise division of the property to include individual lots, streets, easements, floodplain. parks, etc.

• Right of Way. This type of survey is performed by companies and government entities in order to establish the location of infrastructure easements such as roads, pipelines, power lines, etc. A right of way surveys are not the responsibility of the owner.

• Topographic. This type of survey measure land contours and spot levels in order to show the elevation of the terrain. Other features include fences, utiliies, buildings, elevations, and streams. The primary use of topographic surveys is to provide architects and engineers the ability to visualize the property in order to plan future development. This type of survey is often carried out by governmental entities and makes use of both aerial photography and ground fields methods.

SUMMARY
A survey is an integral part of any decision related to land to include buying, selling, legal issues or planning implementing future development. Surveyors are highly trained professionals and licensed by the state. Your land professional can help you choose one.

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Allen Realty Advisors represents buyers and sellers of fine quality rural land near Houston. We specialize in weekend retreats, country estates, farms and ranches, recreational property and investment land. Our market area is generally within 100 miles (two hours) of Houston.