Role of Licensed Land Surveyors
- Land measurement and boundary validation are conducted by licensed land surveyors, professionals authorized by state boards
- They are trained to analyze legal descriptions, conduct field measurements, and produce certified survey maps
- Only a state-licensed surveyor can provide legal documentation accepted by title companies, municipalities, and courts
Types of Surveys Used for Validation
Boundary Surveys
- Define and confirm property lines and corners
- Used for land sales, ownership disputes, fencing, or development preparation
- Includes permanent markers or monuments placed at key boundary points
ALTA/NSPS Surveys
- Required in commercial real estate transactions
- Show detailed information about boundaries, easements, improvements, and access points
- Meet standards set by the American Land Title Association and National Society of Professional Surveyors
Topographic Surveys
- Measure natural and man-made features, including elevations, slopes, and contours
- Often used in engineering, site design, and grading plans
Subdivision Surveys
- Used to divide large parcels into smaller lots for sale or development
- Must comply with local regulations and result in a recorded plat map
Equipment and Technology Used
- Surveyors utilize total stations, GPS, drones, and 3D scanners
- Field data is combined with county maps, recorded plats, and historical deeds
- Results are translated into precise, scaled drawings and GIS-integrated maps
Legal and Regulatory Framework
- Surveyors must be licensed and comply with state surveying laws and professional standards
- Final survey documents are typically sealed, signed, and certified
- Misrepresentation or inaccuracy can lead to legal liability and disciplinary action
Scenarios Requiring Survey Validation
- Real estate closings and title insurance issuance
- Property development or site planning
- Construction staking and layout
- Land subdivision or parcel reconfiguration
- Dispute resolution between neighboring landowners
Supporting Professionals and Agencies
- Title companies rely on surveyors to validate legal descriptions and parcel boundaries
- Engineers and architects use survey data for project design and compliance
County planning and zoning departments reference surveys for development review and permitting
