We've recently been quite busy on a variety of different surveys. The term "survey" is a broad and general term that gets thrown around and has a variety of meanings. Below is a brief (yet useful) description of the most common surveys that are requested:
IMPROVEMENT LOCATION CERTIFICATE (ILC) – Range between $150 and $300 depending on size of lot, size of structure(s), existing property corner evidence. Turn around in 48 hours – most completed within 24 hours.
LAND SURVEY PLAT (LSP) – Also known as a boundary survey. Utilized to determine boundary lines and corners, determine encroachments, and/or construct new improvements on your property, etc.
IMPROVEMENT SURVEY PLAT (ISP) – Basically an LSP with some additional information regarding existing observable improvements such as streets, curb & gutter, sidewalks, dry utilities, wet utilities, etc. Can also include easements of record and topography if the client so desires. Utilized for more extensive proposed improvements and as a base for design services.
ALTA / ACSM SURVEY – Pretty much a cafeteria style survey where the client can pick items from an Optional Table A and create his own survey for specific purposes. The base required portion of any ALTA definitely meets the requirements of an LSP and includes some of the elements of an ISP and includes record Title research of easements and encumbrances to the property. Table A consists of 16 additional options that can be shown depending the goals of the project, requirements of the lender, etc.
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