ALTA/NSPS Land Title Survey

An ALTA/NSPS Land Title Survey is a boundary survey meeting specific standards and requirements set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).  ALTA surveys are required by many title insurance companies, and are most often used for commercial properties.  An ALTA survey is made for the title company and/or lender with the survey and location data needed for the issuing of title or mortgage insurance. For this purpose a map is drawn to “ALTA” specifications.  ALTA specifies the data to be shown on the survey and this includes boundary lines, location of the main building including improvements, location of accessory buildings, the identification of easements (access rights by service companies such as water, gas, telephone, railways and other utilities), rights-of-ways, and other elements that can impact the ownership of land. ALTA surveys are very complex surveys and in turn can be very costly, and take weeks to complete. For that reason most ALTA surveys are performed on commercial properties.

An ALTA survey guarantees to meet the requirements for an ALTA/NSPS Land Title Survey as detailed by the American Land Title Association, National Society of Professional Surveyors and the American Congress on Surveying and Mapping.  A current title commitment is needed before the survey can be completed.  Land Tech works closely with the title insurance company to make sure that all matters affecting the property are properly shown.

An ALTA survey guarantees to meet the requirements for an ALTA/ACSM Land Title Survey as detailed by the American Land Title Association, National Society of Professional Surveyors and the American Congress on Surveying and Mapping.  A current title commitment is needed before the survey can be completed.  Land Tech works closely with the title insurance company to make sure that all matters affecting the property are properly shown.

Residential & Commercial Boundary Surveys

A boundary survey is a survey to establish the boundaries of a parcel of land using its legal description.  The survey will also indicate the extent of any easements (such as an utility easement or ingress/egress access easement).  A Boundary Survey shall also report any encroachment either on the surveyed property or onto the neighboring property.  Land Tech will perform a Boundary Survey in accordance with the minimum standards set by Wisconsin Administrative Code AE-7.  We will research recorded deeds and records at the proper counties Register of Deeds.  We will then perform field measurements to locate existing monumentation, physical evidence of property lines, or occupation.  Land Tech will then analyze all of the field data and record evidence in the office to compute and finalize the boundary of the parcel.  We will then monument any missing lot corners.  Land Tech will then prepare a survey map for the client showing the physical features of the property such as the buildings, driveways, and other improvements.

Certified Survey Map (CSM)

A CSM is a recordable document that can split a parcel into 4 separate lots or outlots.  A CSM is also used to reconfigure existing parcels of land.  Land Tech’s first step in any land division is to contact the local municipality or County Planning Department to set up a date for a preliminary consultation. This consultation is used to promote a better understanding of the land owners intentions and County regulations. This early contact can also reduce potential delays in the review process by giving both parties a clearer picture of what is required.  Land Tech can assist during the preliminary stages by attending meetings and providing maps or plans showing the intentions of the CSM.  Once the preliminary layout is approved, Land Tech can then complete the necessary field work and CSM drafting for submittal to the planning department for review. If changes or corrections are required in the CSM, then we will make the needed alterations. Following the review, the CSM is taken to the Register of Deeds office for recording. Land Tech is very familiar with the County procedures and can provide further information regarding these requirements.  It is very important to remember that this process does take some time, so plan accordingly. Other required permits, such as a building permit, may be delayed until the CSM is recorded. Make sure that enough time is allotted for all the necessary reviews.

Construction Staking

Construction surveying or staking, is to take a proposed construction plan set on paper, and physically represent the plan onto the existing site.  Field staking is done with a total station or GPS, and wooden stakes and lathe are normally used for staking of proposed field points.  While field staking for curb and gutter, a wooden stake may be set 3 feet behind the proposed back of curb (known as an offset stake) so that it is not disturbed during the construction process.  On this stake, the surveyor will label it according to the construction plan with a cut or fill to the proposed design elevation.  When staking a pond for construction, a lathe may be set along a contour line, and labeled according to the construction plan with a cut or fill to the proposed design elevation.  The contractor and surveyor work together to coordinate staking to make sure that most stakes and lathe will not be disturbed during the construction process.  Construction staking includes the field staking of buildings, roadways, curb and gutter, bridges, ponds, grades, etc. for construction building purposes.

FEMA Elevation Certificate

An Elevation Certificate is a form that is completed by a licensed land surveyor, listing detailed information about a structure’s elevation to see if the building is located above or below the base flood elevation (BFE) along that floodway. The BFE is the “100 year flood elevation“, or a flood which has a 1% chance of happening in any given year. The Elevation Certificate is used by insurance agents for the purpose of quoting your property for a flood insurance rate. An Elevation Certificate is also used to support a Letter of Map Amendment (LOMA) or a Letter of Map Revision (LOMR), which can remove your requirements to have flood insurance for your property.

Land Tech has completed numerous elevation certificates throughout Wisconsin, and has helped numerous land owners either lower their flood insurance or completely rid themselves of flood insurance requirements. In return, they will save thousands of dollars over the years to come.

Land Tech will help those who feel they are paying for flood insurance unjustly, or would like to have their home rated at a lower risk for flooding. Having been through the process many of times, we understand the frustrations and complexities this process may entail. Put our experience to the test as we have successfully helped many of our clients save hundreds, if not thousands of dollars a year. Choose Land Tech to fill out an Elevation Certificate or a LOMA, and let us handle this difficult process with FEMA to lower your flood insurance.

Topographical Survey/Map

A topographic survey, also known as a “topo”, is a site map showing the elevation differences by the use of contour lines. Topographic features could include ditches, berms, hills and other natural features. The map may also include improvements such as buildings, utility locations, detention ponds, parking lots and other features which would affect engineering design on the site. Topographic contours can be shown at almost any interval that is specified by the client. The most common intervals used are 1 foot or 2 foot contours, meaning that a contour line will be used for every 1 or 2 feet of change in elevation.  The topographic map is prepared by gathering horizontal and vertical data from the site. For most sites, the use of a total station or GPS is sufficient for gathering of field data.  Once the raw data has been collected, it is downloaded into a computer program to create a digital terrain model to create the contour lines.  A topographic map is most often requested by engineers, architects or building contractors who need to know information about overall site grade and elevations. This information may be used to determine placement of site improvements, estimate the volume of dirt to be moved, or for many other construction and development purposes.

Environmental Surveys

An environmental survey can show the impact of potential environmental factors on real estate and construction developments and the impact that those real estate and construction developments can have on the environment. Land can be contaminated if it is on or near a parcel of land that was or is still being used for the purpose of waste disposal. Both during and after construction, the survey can be useful for informing risk management strategies. For the owner or future buyer, environmental issues can have a huge impact on value of the property.

Land Tech assists environmentalist and engineers with the mapping of buried hazardous waste tanks, waste disposal sites, wetlands, floodplains, environmental corridors, and other environmental concerns.

As-Built Survey

An as-built survey is a survey, once construction is completed, showing all existing conditions along with major changes in relation to the completed project, showing that indeed, the project has been built by the contractor the way that the engineer’s design specified it to be built. The typical As-built drawing that is requested by Land Tech’s clients includes: storm water ponds, roadways, sanitary sewer, storm sewer, and grading plans. As-built surveys are usually presented with bold lines and lettering overlaid on the original design plans. The original design plan will have lighter colored lines and lettering for direct comparison with the now existing conditions.

Subdivision Platting

A subdivision plat is a legally recorded document which divides a large parcel of land into 5 or more lots. The creation of the subdivision must meet local municipality and county guidelines. Therefore, there is usually a lengthy review process to make sure these guidelines are met. The surveyor is involved throughout the entire process of the land division starting with the initial boundary survey. Then a Preliminary Plat is created which establishes lot layouts, street and intersection design, and utility layouts. It will also be used to approve waivers from the subdivision regulations of the local municipality and/or county. The use of a preliminary plat can identify potential problems early on in the development process, which can save the developer time and money in the future. Once the preliminary plat is approved, the design of roadways, grading, storm sewer, sanitary sewer, watermain, and street plans are designed and created. Along with the creation of the construction plans, the Final Plat for the subdivision is prepared, and then recorded with the county in which the parcel resides. Following that process, the surveyor will then stakeout the roads, ditches, ponds, lot corners, etc., according to the construction plans to make sure the development is constructed correctly.

Condo Plats

A condo plat is a legal document and map of a single parcel showing individual ownership of units and common areas of the building and ground. Land Tech will complete a boundary survey of the property first. Then an interior survey or construction plans will be used to draft the interior layouts for each unit. Each separate unit and common elements are defined on the face of the condo plat. Land Tech works closely with the attorney in helping to prepare the condo plat, along with the covenants and declarations to ensure that the plat conforms to the legal requirements of the local municipality. The condo plat is then recorded at the appropriate county in which the parcel resides.

Land Planning

Land surveyors play one of the most important roles in any real estate or land development project. Efficient and well planned development projects are based off of the initial land survey map and data. Land Tech then puts together a design team of engineers, architects and land planners to meet the requirements of individual small or large scale projects. Since each project is unique in its own right, some projects will require different professional services. Land Tech is involved from the preliminary planning stages, throughout the design stages, and the duration of the construction phase.

Wetland Planning

Wetlands have always been important to our surrounding environment, but have become especially important in the state of Wisconsin in recent years with the spreading of developments. A wetland delineation must be conducted by a wetland scientist. To delineate the wetlands, a wetland scientist will use flagging tape or flags to mark the boundary line. This boundary line is then located by the land surveyor and plotted on a boundary survey or site plan. Should a proposed development impact any wetland area, a permit may be needed from federal, state, or local authorities. Land Tech has completed numerous projects that include the surveying and mapping of wetlands and wetland areas.