How Do Land Surveyors Establish Boundary Lines?
While most of us may think that establishing boundary lines on a piece of land is as easy as getting a measuring tape and your deed out, the truth is much more complicated than that. Land surveyors use a combination of research, science and art to determine where the true boundaries of any given property are. And only licensed and regulated Land Surveyors have the skills and means to assess a property’s boundary lines properly.
Most people would assume that the boundary survey starts with the measurement of the property, but in reality, the survey begins with the licensed surveyor searching for available records concerning the property such as abstracts, title opinions, title certificate, or deed. The land surveyor must investigate and take under consideration past surveys, titles, and easements. Most properties today have been created from multiple divisions of a larger piece of property. Any time a division occurred and was not properly surveyed or recorded makes the current surveyors job more challenging.
Once the surveyor has established where the boundaries historically lie, they will start to take measurements to see if the existing in-site boundaries conflict with those in the historical records or past surveys. In the past, buildings, trees, or other landmarks were used as markers in property boundaries. This creates problems when trying to resurvey, as those markers may no longer exist. They surveyor can use several different tools when taking measurements, from using traditional transit and tape, or electronic distance and angle measuring equipment. Increasingly, satellite positioning equipment such as GPS is being used, although the technology is not as effective in heavily wooded areas. The use of modern computer technology aids surveyors by gathering accurate information quickly, but does not replace the analytical skills and assessment of the surveyor.
With the research and new measurements complete, the surveyor will then advise on any encroachments or defects in the previous description of property. The surveyor can address any specific concerns the landowner may have about these discrepancies.
When all of the concerns have been addressed, the surveyor will give their professional assessment of where the true boundaries of the property lie. The property lines, as stated by a land surveyor licensed in the state where the property lies, become the legal boundaries of the property. If the new boundaries vary significantly from what the assumed boundaries were, it may be necessary for your neighbors to have a boundary survey conducted as well. It’s not unusual for a land surveyor to end up performing surveys on several properties in a given area.
If there are serious legal concerns about the property, such as encroachments, easements or a significant difference between legal property lines and assumed one, a land surveyor will advise the client as best they can, but will also refer the client to a lawyer that specializes in property issues.
A good land surveyor will be able to guide the homeowner through the boundary survey process and answer any question they have along the way. While there is an expense associated with getting a proper survey completed, having one done in advance of any property issues arising will result in greater peace of mind regarding property ownership.
Charles Iner, PLS
12/22/08