March 21-27, 2010 is designated by the National Society of Professional Surveyors as National Surveyors Week. It is a time for all Professional Land Surveyors to spend educating the public about the Land Surveying profession. As Professional Land Surveyors we are following in the footsteps of some of the most prominent surveyors in American history.  Presidents Washington, Jefferson, and Lincoln all began their careers as land surveyors, which is why surveyors of today claim Mt. Rushmore as a monument to “three surveyors and another guy.”  Surveyors have figured prominently in the development of this country from its inception down to the present day, from Banneker, Ellicott, Lewis, and Clark to Dave Doyle.  Modern day surveyors are integral to the planning, development and construction of projects which are not simply subdivisions or housing projects, but which are designed to be and truly become real communities all across this great country.  We are also helping to build and rebuild energy distribution systems and the nation’s infrastructure.  

Also known as “topogs,” the Corps of Topographic Engineers was a division of the U.S. Army during the nineteenth century. The Corps of Topographic Engineers was created as an offshoot of the Corps of Engineers, which was founded in 1775 to build fortifications for the army. Established in 1838, the purpose of the topographical engineering division was to make the American West accessible by exploration. One of the first projects of the Corps of Topographical Engineers was to improve the Ohio and Mississippi Rivers for navigational purposes. This project actually began in 1824, more than a decade before the Corps was officially established.

The Corps also began long-running projects to address flood issues in the mid-1800s. The Corps of Topographical Engineers was also tasked with mapping and the design of lighthouses, navigational routes, and other federal civil projects, including the Lakes Survey District for surveying and mapping the Great Lakes area. The General Survey Act authorized the Corps of Topographic Engineers to survey roads and canals throughout the nation. One of the first road surveying projects conducted by the topogs was the survey and construction of the National Road, which continued until Federal funds dried up a few years later. This division was also constantly involved in boundary surveys throughout the country, most notably in Texas and in the West.

In addition to roadway, waterway, and boundary projects, the Corps of Topographic Engineers was involved in surveying projects for the Mexican-American War in the 1840s and the U.S. Civil War in the 1960s. During the Civil War, the Corps of Engineers was responsible for surveying and constructing railroad bridges, forts, and roads. This division served a major function in making the war logistically feasible, particularly for the Union forces.

In 1866, the Corps of Topographic Engineers was merged with the Army Corps of Engineers, which remains a federal agency to this day. It is the world's largest public engineering, surveying, and construction design agency in the world. Today the Corps of Engineers has projects in all fifty states and ninety countries around the world. The Corps owns and operates over 600 dams, and each year dredges more than 255,000,000 cubic yards during construction or maintenance projects. Nearly all of the Corps of Engineer's projects involve substantial surveying efforts, prior to groundbreaking, during the construction process, and as part of maintenance and repair work.

The Corps of Engineers has undertaken several massive and notable surveying and construction projects, including the Washington Monument, completed in 1884, the Panama Canal, completed in 1914, and Bonneville Dam, completed in 1937. The Corps of Engineers was also involved in the surveying, planning, and construction of the Pentagon in 1942 and 1943. Another major project of the Corps of Engineers, the 17 mile-long Chesapeake Bay Bridge-Tunnel, is known for its immense  construction challenges. Though usually associated with dams, canals, and flood protection, the Corps of Engineers is actually involved in a wide range of construction projects. In addition to these projects, the Corps of Engineers also conducts research related to mapping and topographical terrain analysis and geospatial surveying.

Charles Lee Iner, RLS
February 2010

If you are thinking about installing a fence or having someone install a fence for you, contacting a Professional Land Surveyor like POINT TO POINT LAND SURVEYORS should be a top priority. Many times a homeowner or fencing contractor will say they "found the pins" and don't need a professional to help out. In some cases this is fine, but as you can see in this picture it can lead to major problem and possible lawsuits.

This fence was installed without the benefit of a land survey. The wood stakes with pink flagging mark the actual property line. The fence encroached 6 feet in the front and 22' in the back unto the neighboring property. Not only is the fence over the property line the wooden play set is encroaching too.

The owner said, "I thought I knew where the pins were and the fence installation crew agreed with me." Unfortunately neither party was correct and a land survey would have saved this home owner a lot of time, money, trouble and head-aches.

Don't put yourself in this situation. Call POINT TO POINT LAND SURVEYORS and have your property surveyed before installing a fence or other structure that could impact the property line.

POINT TO POINT LAND SURVEYORS offers surveys in the following Maryland counties:

Allegany County Land Surveyors
Anne Arundel County Land Surveyors
City of Annapolis Land Surveyors
Baltimore City Land Surveyors
Baltimore County Land Surveyors
Calvert County Land Surveyors
Caroline County Land Surveyors
Carroll County Land Surveyors
Cecil County Land Surveyors
Charles County Land Surveyors
Dorchester County Land Surveyors
Frederick County Land Surveyors
Garrett County Land Surveyors
Harford County Land Surveyors
Howard County Land Surveyors
Kent County Land Surveyors
Montgomery County Land Surveyors
Prince George's County Land Surveyors
Queen Anne's County Land Surveyors
Somerset County Land Surveyors
St. Mary's County Land Surveyors
Talbot County Land Surveyors
Washington County Land Surveyors
Wicomico County Land Surveyors
Worcester County Land Surveyors

As a member of the National Society of Professional Land Surveyors (an American Congress on Surveying & Mapping member organization) and as a Professional Surveyor, I dedicate my professional knowledge and skills to the advancement and betterment of human welfare.

I pledge:

To give the utmost of performance;

To participate in none but honest enterprise;

To live and work according to the laws of humankind and the highest standards of professional conduct;

To place service before profit, honor and standing of the profession before personal advantage, and the public welfare above all other considerations;

In humility and with need for Divine Guidance, I make this pledge.

Canon 1. 

A Professional Surveyor should refrain from conduct that is detrimental to the public. 

Canon 2. 

A Professional Surveyor should abide by the rules and regulations pertaining to the practice of surveying within the licensing jurisdiction.

Canon 3. 

A Professional Surveyor should accept assignments only in one's area of professional competence and expertise.

Canon 4. 

A Professional Surveyor should develop and communicate a professional analysis and opinion without bias or personal interest.

Canon 5. 

A Professional Surveyor should maintain the confidential nature of the surveyor-client relationship.

Canon 6. 

A Professional Surveyor should use care to avoid advertising or solicitation that is misleading or otherwise contrary to the public interest. 

Canon 7. 

A Professional Surveyor should maintain professional integrity when dealing with members of other professions.

POINT TO POINT LAND SURVEYORS is an industry leading land surveying company. POINT TO POINT LAND SURVEYORS is a firm dedicated to exceeding your expectations. POINT TO POINT LAND SURVEYORS differentiates itself from other land surveying companies by offering a highly skilled land surveying team with the talent and versatility to provide you with excellent service, accurate results and a quality product on time and on budget.

Founded in 2004, POINT TO POINT LAND SURVEYORS, INC. is a full service surveying firm dedicated to exceeding expectations with a highly skilled land surveying team with nearly a century of combined survey experience. We have the talent and versatility to provide excellent service, accurate results and a quality product on time and on budget. POINT TO POINT LAND SURVEYORS, INC. currently employs over 30 highly qualified and motivated individuals consisting of professional land surveyors, field and office project managers, certified survey technicians, field crew chiefs and survey instrument operators. Point to Point Land Surveyors, Inc. is a corporation, incorporated in the state of Georgia. We do not qualify as a minority, female owned or disadvantage business enterprise. However, we do qualify as a Small Business under the current Small Business Administration standard.

POINT TO POINT LAND SURVEYORS, INC. is licensed and provides services in the Georgia, Maryland, Alabama, Tennessee and South Carolina.

The increase in the Fort Benning infrastructure has created a lot of construction demand in that area. Point To Point Land Surveyors is on-site assisting in construction layout, staking and as-built surveys. Our relationships with grading and construction contractors has enable us to develop partnerships that are mutually beneficial.

Residential Land Survey

This is a typical lot survey, useful for placing a fence around your property, to proceed with an addition, landscaping, or to remove a tree. Read more about residential land surveys.

ALTA Land Title Surveys
(American Land Title Association/American Congress on Surveying and Mapping)

This is the most comprehensive type of survey and improvement location. It covers all aspects of a boundary survey and improvement location and identification of any additional evidence of possession or use which could be adverse to the interests of the purchaser. This type of survey is most commonly performed on commercial property.

Topographic Surveys

These surveys are graphic representations of physical features of the land depicting natural and man-made features, such as fences, buildings, utilities, hills, valleys, streams, lakes, roads, etc. They can be performed by field ground methods or by aerial photographic methods. A "topo" locates and displays all of a property's features, natural and man-made (as-built), including buildings, roads, fences, creeks, rivers, wetlands, and elevations and contours of property. Incomplete or inaccurate base maps can result in design issues during construction, causing costly delays and additional expenses.

Boundary Surveys

An accurate boundary survey or property line survey is a vital first step for any property acquisition, development or improvement. These surveys are normally described by Metes and Bounds and may require extensive research of adjoining deeds, original government surveys, highway plans, etc. A Boundary Survey usually requires field work on neighboring lands to verify or find existing monumentation.

Construction Layout

Surveyors are an essential part of design/build community that includes engineers, architects, grading contractors and utility contractors. Accurate site layout is essential when performing any type of construction work. Our surveyors are prepared to make sure you get the timely response you need. Read more about the neccessity of accurate construction staking.

Subdivision Platting

Subdividing land into parcels for homes may sound straight forward, but in practice it is an involved process that requires experience and the ability to communicate effectively with engineers, and local, city or county officials. Whether for a single lot "cut-out" or a multi-lot subdivision, our plats are prepared to meet or exceed the standards set forth by county or city review agencies

Telecommunication Tower Surveys

When performing surveys for telecommunication sites time is of the essence. Our surveyors are prepared to deliver accurate Tower Surveys including 2C and 1A Certification Letters, Legal Descriptions and Lease and easement layouts. Our clients have come to trust us and depend upon our timeliness.

Contact Point To Point Land Surveyors for all your Telecommunication Survey needs in Georgia, Maryland, Alabama and South Carolina.

As-Built Surveys

When you need to know exactly how your entire site or any portion thereof was constructed an As-Built survey may be what you need. Many review agencies are requiring an As-Built survey to verify just how close to the construction plans your site was built. Our surveyors will locate those features needed and prepare an exact map of those items.

FEMA Flood Elevation Certificates

Acurrate, fast, and dependable flood elevation certificates. Point To Point Land Surveyors have the experience and knowledge to provide you the correct information on your FEMA Flood Elevation Certificate or Letter of Map Ammendment.

LiDAR Mapping

Light Detection and Ranging (LIDAR) is a remote sensing system used to collect topographic data. This technology is being used to collect data with aircraft-mounted lasers capable of recording elevation measurements at a rate of 2,000 to 5,000 pulses per second and have a vertical precision of 15 centimeters (6 inches).

Expert Witness

Contact us for all your Land Surveying Expert Witness Testimony needs.

Digital Terrain Modeling

A digital terrain model, also known as a digital elevation model, is a digitally-created representation of ground topography and terrain. Although maps depicting topographical information have been produced for hundreds of years, it is only recently that such elevation data has been collected in such a precise digital form as to allow the creation of digital models. Read more....

Accident Surveys

POINT TO POINT LAND SURVEYORS is happy to announce that Virgil Shugars has been hired as a Survey Pary Chief in our Mount Airy, Maryland office. Virgil is a respected surveyor with 25 years plus experience in all aspects of surveying such as highway and roadway staking, residential and commercial construction staking, telecommunication surveys and utility surveys.

The Great Depression of the 1930s significantly impacted virtually every occupation. Land surveyors and civil engineers were not immune to the economic downtown, and thousands soon found themselves looking for work in once-booming towns. By 1933, the Federal Emergency Relief Administration, a government agency, contacted the United States Coast & Geodetic Survey, or  C&GS, to implement a program to create employment opportunities for surveyors and engineers.

The initial goals of the C&GS program included employment of up to 15,000 surveyors and engineers. Despite an initial shortage of precise surveying equipment and vehicles needed for transportation to survey sites, the program was formally established in November of 1933. In many cases, C&GS borrowed unused equipment from railroads, state highway departments, municipalities, and construction companies. Still, this equipment often did not offer the level of precision to which surveyors were accustomed.

Work began nearly immediately in every state of the country under the auspices of the Civil Works Administration (CWA). However, because the program was founded in November, work began in Winter, traditionally the least productive season for surveying. Federal funding dried up by January of 1934, resulting in orders to cease hiring new surveyors. Nearly 10,000 skilled surveyors and engineers continued on the project, under all but four states.

Projects undertaken by surveyors during the Great Depression varied widely between states. As with many other Depression-era work programs, many of these programs would not have been considered were it not for the pressing need to create employment. Often the projects were water related, including the establishment of horizontal and vertical control lines on rivers, canals, and dams. Although some surveys continued under this program as late as 1939, in most states the surveys were completed by early 1935. Statistics through June 1934 show that 20,000 miles of leveling, 1,200 miles of triangulation, and 14,000 miles of traverse had been completed as part of the project.

In one of many similar attempts to employ land surveyors during the Great Depression, Georgia commissioned a large-scale survey which led to the first time in the state's history that all of the land and boundaries were measured and monumented. The Wisconsin Land Economic Inventory, often referred to as the 'Bordner Survey,' is another example of Depression-era surveying projects. The goal of this project was to inventory Wisconsin's land resources. Field workers, usually foresters, worked with land surveyors to map current land use across the entire state. Each map created as part of the Bordner Survey covers one survey township.

Most surveys throughout the country began or stopped at known C&GS survey monuments, where possible. The monuments used for Depression-era surveys under C&GS are brass disks lettered with the words “state survey” in addition to recording the usual survey information. Surveys in the states of North Carolina and Pennsylvania  used brass monuments cast with folk legends particular to those states.

The Depression work projects for surveyors and engineers certainly employed thousands of surveyors, and in many cases taught surveyors more modern methods of surveying. However, it has been argued that poor planning and hasty implementation resulted in far less actual field work than could have been accomplished with similar manpower at another time. Most of the actual field work measurements, in fact, have been lost to time, as only the final measurements were transmitted to C&GS. As a result, the field work cannot be verified today to ensure that the monuments are in the correct position.

Charles Lee Iner, RLS
February, 2010

Point To Point Land Surveyors is happy to announce that with the addition of new associates to our staff we are expanding our Cell Tower Survey coverage to include Georgia, Alabama, Maryland, Virginia, Florida, North Carolina, South Carolina and Tennessee. With these additions we can better serve our existing client base when it comes to telecommunication surveys and hopefully attract new clients. Rest assured we will be offering the same level of service that our clients have grown to expect over the years. All of our work will be done in house and not 'brokered" out or subcontracted to outside firms. This will allow us to deliver a quality survey consistently, have control over the final product, and achieve quick turnaround times.

Charles Lee Iner passed the Tennessee Land Surveyors Board exam and now is licensed to practice Land Suveying in the Tennessee. Mr. Iner is also licensed in Georgia and Alabama. This allows Point To Point Land Surveyors the oppurtunity to expand the area that they cover for their clients,

Have you ever tried to read an old survey or map without success? Terms like 'rod' or 'township' were once commonplace, and indeed are still in use in specific applications, but most people have no idea what they mean. How can you visualize a property without having a basic understanding of these distances and measurements?

Today's surveyors continue to use measurement systems that were developed by long-ago surveyors. A rod (sometimes known as a pole) is a measurement of 16.5 feet. Each rod is comprised of 25 links. A two pole chain is twice the length of a rod, or 16.5 feet. Likewise, a four pole chain, which is also known as a surveyor's chain, measures 66 feet (or 100 links). Originally, these measurements were based on the equipment used by surveyors. The chain consisted of 100 links, each measuring 0.66 feet, for the total length of 66 feet. If a distance on a plat map is represented in chains (usually abbreviated Ch), multiply by 66 to determine the number of feet.

The surveyor's chain was was devised in the seventeenth century by an English astronomer so that ten square chains are equivalent to one acre. The pole, or rod, was a wooden pole used for survey measurements. Abbreviated P, it was also known as a 'perch.' The more modern term for this piece of equipment and its associated measurement is a 'rod,' although the actual wooden rod has not been used by surveyors for over 200 years. Still, the particular length of the rod, or 16.5 feet, had an enormous influence on  surveying and land development. According to folklore, the distance of the rod was established in the sixteenth century as the combined length of the left feet of the first 16 men out of church one Sunday. And yet, references to a pole or perch measuring 16.5 feet can be found as early as the thirteenth century.

Survey measurements are also commonly stated in miles or feet. This measurement system is more easily understood by people today, but even this system can be converted into chains and rods. For example, a quarter mile measures 20 chains or 80 rods. One mile, or 5280 feet, can also be stated as 80 chains or 320 rods.

Especially when reading plat maps, you may run into the section and township system of measurement, which is related to the property's measurement in acres. In this system, one township contains 36 sections. Its total area is 36 square miles. Each section within the township is one square mile, or 640 acres. The sections can be further divided into 1/2 section or 1/4 section.

Today, land measurements are generally in acres. Each acre is equal to 43,560 square feet, or 10 square chains, or 160 square rods. Still, many people cannot visualize the size of an acre. A parcel of land exactly one acre in size and perfectly square measures 208.71 feet along each side. A rectangular acre with a width of 100 feet would measure 435.60 feet long. Each square mile has exactly 640 acres, which is also a section under the township system. Although older surveying measurement systems use seemingly odd distances, most can be easily converted into acres.

Still, there are many variations which may show up on surveys or maps, especially those from centuries past. Even in the relatively standardized acre, there are still variations, including the Scottish acre and the Irish acre, which measure 1.27 and 1.6 English acres, respectively. Regional terms abound, from the Morgen (used in Germany to represent the amount of land that could be plowed in one morning) to the Colpa (an Irish term representing the amount of land required to support a horse or cow for a year).

Charles Lee Iner, RLS
February 2010

POINT TO POINT LAND SURVEYORS offers a highly skilled and professional Tennessee land surveyor team. With nearly 40 employees we have the talent and versatility to provide you with professional land surveyor services.

Point to Point Tennessee land surveyors provide the following services:

• Construction Staking
• Boundary Surveys
• ALTA Land Title Surveys
• As-Built Surveys
• FEMA Flood Elevation Certificate Surveys
  
• Easement Surveys
• Topographic Surveys
• Subdivision Platting
• Digital Terrain Modeling
• LiDAR Mapping
• Telecommunication (Cell Tower) Surveys
  

Our ALTA/ACSM Land Title Surveys are the most comprehensive type of land survey. Our Tennessee land surveyors cover all aspects of a boundary survey and identification of any additional evidence of possession or use which could be adverse to the interests of our clients. Usually, our ALTA / ACSM Land Title Surveys are performed on commercial properties.

Our Topographic Surveys are graphic representations of physical features of the land. Our Tennessee land surveyors perform topographic surveys by field ground methods or by aerial photographic methods.

Our Boundary Surveys are generally described by Metes and Bounds and may require extensive research. A Boundary Survey usually requires a good amount of field work on neighboring lands to verify or find existing monumentation. Our Tennessee land surveyors provide an accurate boundary survey, which is a vital first step for any property acquisition or development.

Accurate Construction layout / Construction Staking is essential when performing any type of construction work. Our Tennessee land surveyors are prepared to make sure you get the timely response you need. Point to Point Tennessee land surveyors are an essential part of design/build community that includes engineers, architects, grading contractors and utility contractors.

Subdivision Platting / Final Plats for homes may sound straight forward, but in practice it is an involved process that requires experience and the ability to communicate effectively. Whether for a single lot cut-out or a multi-lot subdivision, our plats are prepared to meet or exceed the standards set forth by county or city review agencies.

When performing surveys for telecommunication sites, time is of the essence. When it comes to telecommunication tower surveys in Tennessee, our Tennessee land surveyors are prepared to deliver accurate Cell Tower Surveys.

If you need an As-Built Survey, we can help you find exactly how your entire site or any portion thereof was constructed. Many review agencies are requiring an As-Built survey to verify accurately how close to the construction plans your site was built.

When it come to Tennessee land surveying, our Tennessee land surveyors will provide the most comprehensive type of land survey that fits your budget. Point to Point Tennessee land surveyors have the talent and versatility to provide you with excellent service and accurate results.

Did you know that George Washington was a land surveyor? Young George Washington learned the art of surveying from his brother Lawrence and from established regional surveyors. By 1746, barely into his teens, he began running lines for farms near his home. His first known survey, of the Ferry Farm, is dated 1747, and amazingly, is still in existence.

In 1749, at the young age of 17, future President Washington was appointed the Surveyor General of Virginia. As surveyor for Culpeper County, Virginia, he became the first official county surveyor in the colonies. At that time, the colony of Virginia was planning to promote expansion by offering speculators a thousand acres for every family they could convince to move to the colony. Before the land could be distributed, it was necessary to survey it. In 1750, at the age of 18, Washington was invited to assist in the surveying and platting of lands along the Shenandoah Valley, where he worked under experienced wilderness surveyors. The skills learned during this time would prove essential to his developing surveying career.

As settlers pushed inland, the need for accurate surveys and maps grew. County and colony (and later state) boundaries, as well as boundaries between individual land plots, needed to be drawn. At this point in time, numerous educated colonial landholders turned into surveyors, including not only George Washington but also future President Thomas Jefferson. Between 1747 and 1799, Washington would survey over two hundred tracts of land. Like most surveyors of this day, he also held substantial amounts of real estate, including more than 65,000 acres in 37 different locations. His skills in land surveying certainly helped him become a profitable land speculator.

During the French and Indian War, Washington served as a lieutenant colonel, thanks in part to the mapmaking and backcountry skills he had gained from surveying. During the war, he was responsible for constructing a chain of forts covering over 400 miles, as well as the layout and construction of roads in the vicinity. To this day, one of these roads is still known as “Washington's Road.” He was also involved in the awarding of land claims to veterans of the war, all of which lay West of the Ohio River and none of which had been surveyed at that point in time. In fact, a complete survey of that area so that lands could be dispersed did not even begin until 1770.

Even after becoming President, George Washington remained involved in surveying matters. Concerned about the accuracy of the maps available to the Continental Army, Washington created the office of Geographer to the Army. In 1777, in the midst of the Revolutionary War, he appointed Robert Erskine to begin a complete survey of the nation, resulting in the development of the first official maps of the United States. These surveying and mapping projects, supported by Washington, would help greatly in military operations and other activities in the new nation, as well as laying the groundwork for future surveys.

Charles Lee Iner, RLS
January 2010

Why do land boundaries sometimes conflict? Most often, boundary disputes arise after confusing legal descriptions cause two landowners to lay claim to the same tract of land. The deeds in question may actually describe the same area of land, or a confusing description may simply cause two landowners without an adequate background in reading such descriptions to believe that the land is theirs. Faulty legal descriptions may have been written and recorded by people lacking proper qualifications, such as laypeople without surveying experience.

Many such cases arose in the history of the United States, particularly when land was granted by European government officials who had not actually visited North America and were relying on inaccurate maps. In addition, historical methods of land surveying, such as the metes and bounds system, relied on monuments likely to change over time, such as trees. Such descriptions of the land may be difficult or impossible to decipher based on today's geographical realities.

In some cases, boundary disputes arise simply because the legal boundaries were not checked prior to construction. This is why a land survey is crucial before construction begins on any structure, particularly if its placement is believed to approach the legal property boundary. Knowing where your property boundaries are will reduce the potential for future conflicts. Difficult neighbors may ignore surveys to suit their own purposes, of course, but a land survey conducted by a professional land surveyor is critical evidence of the legal boundary. If a boundary is called into question for any reason, a survey can be an important bargaining or mediation tool to set an agreed-upon boundary between two parcels of land.

When a boundary survey is conducted, a surveyor locates the boundaries of the property on the ground, as described in your deed. This step should always be taken before constructing anything, such as a fence, that you believe will approach the property line. If conflicts exist between your surveyor's interpretation of the boundary and your neighbor's interpretation of the boundary, the surveyor should attempt to determine why and advise you on proper remedies. While a survey is crucial for bargaining or mediation, a legal determination of property ownership in the case of a dispute can only be settled by the courts. Qualified land surveyors can act as expert witnesses during a court case to settle such disputes. If you think that it may come to this, be sure to ask your land surveyor whether they are willing and able to testify as an expert witness before you hire them for your boundary survey.

Once an encroaching structure has been built, it is imperative that the legal owner of the land brings this into question as soon as possible. In some instances, long established occupation of an area, such as a long-ago built fence, will actually take precedence over the legal title to the land. This is known as “adverse possession.” In order to lay claim to an area of land in this manner, a court proceeding is required. In order to take control over the land through adverse possession, one must show that occupation of the land was open and known by the true owner. If the true owner contests this occupation of the land in a timely manner, the land cannot be taken from them through adverse possession.

Charles Lee Iner, RLS
January, 2010

Surveying has played a large role in Georgia since before statehood. Georgia's land surveyors have been instrumental in shaping the state, from power shifts before the Revolutionary War to policies regarding land distribution in the early nineteenth century, to rebuilding the state in the aftermath of the Civil War.

The first land surveys begun in what would become the state of Georgia were conducted by Spanish explorers who charted the coastline. Next, French Jesuits would survey the lands further inland. One of the first British settlers, Dr. Henry Woodard, would later be credited with mapping and exploring much of present-day Georgia. Later surveying efforts were related to land distribution following the Revolutionary War, followed by rebuilding infrastructure that had been destroyed during the Civil War. During the depression of the 1930s, thousands of unemployed land surveyors were put to work surveying the entire state. As a result, Georgia was the first state in the country to have a complete survey of all boundaries and land, with complete measurements and monuments.

Since 1937, all professional land surveyors within the state of Georgia have been governed by the  Georgia State Board of Registration for Professional Engineers and Land Surveyors. This agency has the power to adopt standards for licensure and practice. Surveyors who do not follow the accepted land surveying standards are subject to investigation and discipline by the Board.

Many land surveyors in Georgia also join the Surveying and Mapping Society of Georgia, a voluntary professional organization founded to support the interests of professional mappers and surveyors within the state. Known as SAMSOG, this organization was founded in 1947 and is affiliated with the American Congress on Surveying and Mapping (ACSM), a national society for surveyors. There are currently over five hundred professional members of SAMSOG.

The role of the Surveying and Mapping Society includes scholarships and information for aspiring surveyors, as well as continuing education opportunities for current surveyors, who are required to obtain fifteen hours of continuing education study over each two-year period to renew their land surveying license. Other resources for current or aspiring surveyors include conferences, discussion forums, and publications such as “Georgia Land Surveyor,” released six times per year with articles pertaining to surveying in the state of Georgia. The Annual Plat Contest rewards land surveyors who create exemplary plat maps of Georgia lands.

SAMSOG also works to strengthen and refine the land surveyor profession through work with the  Georgia State Legislature, the State Board of Registration for Professional Engineers and Land Surveyors, and national surveying groups such as ACSM and the American Land Title Association (ALTA). Bills passed at the urging of SAMSOG include recording plats in superior courts, monument protection, and improvement in the county surveyor’s laws. The Surveyors Reference Manual for Georgia Land Surveyors, originally made available over 20 years ago, is currently being updated as a professional manual for modern surveyors in Georgia, outlining regulations and practices for surveys within the state. SAMSOG was also instrumental in the drafting of a professional code of conduct for surveyors.

Charles Lee Iner, RLS
January, 2010

Land Surveying in Alabama has a long history, dating back to colonial times. At one time, there were British, French, and Spanish settlements in the area of present-day Alabama, all at the same time. Its borders changed over and over from its first settlement in 1663 until Alabama became a state in 1821. With so many changes in Alabama's borders over time, it is no wonder that land surveying played a large role in the state's development.

In fact, the first officially surveyed boundary of the United States, conducted by Major Andrew Ellicott  from 1798 to 1800, ran through Alabama territory along the 31st parallel North. The only stone monument set by Major Ellicott during this survey, known as the Ellicott Stone, sits today in Mobile County, Alabama, along the North bank of the Mobile River. The Ellicott Stone is also the initial point for all Public Land Survey System surveys conducted in the Southern parts of Alabama and Mississippi during the early and mid nineteenth century.

Today, land surveyors continue to play an important role in Alabama's development. Because of the long history of land surveying in Alabama, many surveys conducted today are known as “retracement” surveys, in which a modern surveyor retraces previous surveys to determine the pre-established boundaries of a plot of land.

Land surveyors in Alabama must follow strict requirements, in part to prevent such land disputes that required so many surveys in Alabama's past. All surveyors must certify that their maps, plats, and drawings are completed in accordance with the current Standards of Practice for Surveying in the State of Alabama. These standards are required by the Alabama State Board of Licensure for Professional Engineers and Land Surveyors; if they are not followed, the land surveyor may lose their license. In addition to state requirements, Alabama land surveyors must also comply with standards set by federal and local government agencies.

Surveyors in Alabama must use up-to-date equipment and methods for the smallest possible margin of error in their measurements; there are minimum accuracy requirements set by the state for all surveys. All boundary surveys must be accompanied by physical monuments marking the corners; these boundary monuments themselves must meet a set of standards set by the state of Alabama. Regulations govern every aspect of surveys conducted within the boundaries of Alabama, from initial measurements to the final plat map.

Many Alabama land surveyors join the Alabama Society of Professional Land Surveyors, a professional organization dedicated to supporting the interests of surveyors in the state of Alabama. This organization holds periodic Alabama Standards of Practice seminars to ensure that all licensed land surveyors in the state understand and follow these regulations. The entire Standards of Practice can also be found on the ASPLS website. Other meetings and conferences held by the Society, as well as an online message board, keep surveyors up to date on news in their field. The ASPLS has been instrumental in establishing a  Surveying and Geomatics Sciences program at Troy University, providing aspiring surveyors with a foundation for becoming licensed professionals.

Charles Lee Iner, RLS
January, 2010

Did you know that your homeowners insurance policy probably does not cover flood damage? Too many homeowners find this out the wrong way, by shelling out thousands of dollars to repair damage from a flood. The average home incurs $30,000 of damage following a flood, and you don't even need to live near a body of water to suffer flood damage. During the life of a typical 30 year mortgage, your home has a 26 percent chance of flood damage, as opposed to a 9 percent chance of fire. If you live in an area where your house is at risk of flooding, protect both your home and your wallet by considering flood insurance.

Do you need flood insurance?

Most people don't realize it, but no matter where on the planet you are located, there is always some risk of flooding. This risk varies from very high to very low. Most homes fall into the moderate risk category. To determine your risk, look at the FEMA flood insurance rate map (also known as a FIRM) for your region. Floodplains are expected to flood periodically, and are described by the expected frequency, such as an annual floodplain or a 100-year floodplain.  If you're in a flood plain, you should consider purchasing flood insurance, since it is a reasonable assumption that a flood is likely during your lifetime.

How much is it, and where can you get it?

The National Flood Insurance Program sets flood insurance rates in the United States. Coverage may be as low as $100 per year. Shopping around for flood insurance isn't necessary, since the NFIP sets the rates. Flood insurance rates depend on your home's size and building type, as well as your location. The flood zone in which you're located will have a drastic affect on your flood insurance rates. You'll also need to consider the potential amount of damage to determine how much coverage you need.  There is a 30 day waiting period before it takes effect, so don't wait until a flood is predicted to investigate your insurance options.

What if you don't want flood insurance?

Federal law requires flood insurance in high risk areas; your mortgage company may also require you to secure flood insurance before your financing can go through, since the area has a substantial risk of flooding during the lifetime of the loan. Check the FEMA flood maps to determine whether flood insurance will be required.

In some cases, specific areas have been built up so that their elevation or the elevation of the building itself no longer places the area in the flood plain, even though surrounding areas are at a lower elevation and are therefore susceptible to flooding. If this is the case, and you want to opt out of flood insurance, you'll need a special type of land survey known as flood certification. This survey allows you to apply for a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR), the only way to get out of buying required flood insurance. Depending on the structure, an Elevation Certificate from a licensed land surveyor may also be required to show that the building itself is constructed to be higher than the flood level. These certificates can reduce the amount of flood insurance you must purchase or even remove the requirement entirely.

Charles Lee Iner, RLS
January, 2010

One of the most interesting examples of land surveying attempts from centuries past is William the Conqueror's now famous Domesday Book. Created in 1086 AD, this book contains information on more than 14,000 settlements in England, including the names of all land owners, the amount of land owned, and the resources on the land. Because the Domesday Book was originally produced as a method for William the Conqueror to raise tax funds for use against the Danish armies, the book also records land values and dues owed to the crown.

The Domesday Book has been seen as the first cadastral survey, a precursor to Napoleon's cadastre survey of France, undertaken in 1808 and also nicknamed the “Domesday Book.” A cadastre, or cadastral survey, contains thorough information about ownership details, location (as precisely as possible, given the available technology), and as many details about land values and usage as possible.

By recording which manors rightfully belonged to which families, the Domesday Book ended years of confusion resulting from clashes between Anglo-Saxons and Normans over land ownership.  Robert, Bishop of Hereford, wrote that the King's Men "...made a survey of all England; of the lands in each of the counties; of the possessions of each of the magnates... of the services and payments due from each and every estate.. after these investigators came others who were sent to unfamiliar counties to check the first description.” During preparations of the Domesday Book, existing documentation was collected about lands and taxes, an important strategy that is still in use by today's land surveyors when determining property boundaries.

At the time of the Domesday Book, England was not a very politically stable place. Multiple political upheavals, including the Norman invasion, resulted in landowners trying to conquer one another's land. The Domesday Book received its name because the judgment of the assessors was final. Whatever the book said about ownership of a particular area of land became the law, and there was no appeal process. In some counties, the disputed lands, known as clamores, were treated separately from the rest of the land, in part because of the Domesday Book's intended use as an arbiter of land title disagreements. William the Conqueror also intended this survey as a definitive reference point for the crown's own property holdings, so that it might be used as evidence in future disputes. The book was often used as evidence in courts of the Middle Ages; even today, occasional cases require its use.

Today, this early attempt at surveying is prized by historians and others seeking to understand medieval life. For topographers, surveyors, and genealogists, the Domesday Book represents the earliest survey of each township or manor in England. In many cases, the depth of information recorded in the book also provides key information for tracing land ownership back through the centuries.

Although this book contained an impressive amount of information, it lacked the technical details of earlier surveying methods found in ancient Egypt and Rome. The maps were somewhat inaccurate, and they were not drawn to scale. However, the entire book, an immense undertaking. was created in under two years. The level of detail recorded is quite impressive given the surveying methods in use at that time.

Charles Lee Iner, RLS
February 2010

Maryland has several licensing categories for surveyors, including control surveys, boundary surveys, topographic surveys, minor engineering, subdivision planning, construction surveys, and location drawings. A surveyor must have additional education and experience in the specific area(s) in which they wish to become licensed. Each category also has a specific set of skills which must be demonstrated by the applicant prior to licensure.

Once licensed, professional land surveyors in the state of Maryland are held to high ethical standards governed by the State Board for Professional Land Surveyors. The Board determines the types of markers or monuments which must be used when conducting property line surveys, in addition to governing other land surveying activities with a goal of ensuring that a survey conducted by one surveyor will be readable by another surveyor, and that surveys conducted by two different surveyors contain the same information.

Prior to beginning any surveying project, a surveyor in Maryland is legally required to discuss the following with the party requesting the survey: the type of survey required, the limits to be surveyed, the specific survey services to be provided, an approximate completion time schedule, and an agreement for payment.

Minimum standards of practice for surveyors in Maryland include requirements of specific levels of accuracy and care. The level of accuracy required ensures that surveys completed by one surveyor should look comparable to those completed by another, and that they contain the most detailed information possible with current technology. A surveyor must make a reasonable effort to locate and review previous survey records when conducting a boundary survey. Following the survey, the surveyor must mark the boundary with acceptable survey markers of the type that has been approved by the Board.

There are also minimum standards for the format and information contained in the plat, a scale drawing of the property indicating the results of the survey. A licensed surveyor may not sign plats or other professional documents unless they were personally overseen or prepared by the surveyor. These regulations are expected of every professional land surveyor and property line surveyor in Maryland.

Many licensed land surveyors in Maryland opt to join the Maryland Society of Surveyors, a professional organization founded in 1948 for the support of the land surveying profession, education about survey regulations in the state, and advocacy of legal issues affecting surveyors. The Maryland Society of Surveyors offers up-to-date information on regulations and laws affecting land surveyors throughout the state.

POINT TO POINT LAND SURVEYORS offers a highly skilled and professional South Carolina land surveyors team. With nearly 40 employees we have the talent and versatility to provide you with professional land surveyor services.

Point to Point South Carolina land surveyors provide the following services:

• Construction Staking
• Boundary Surveys
• ALTA Land Title Surveys
• As-Built Surveys
• FEMA Flood Elevation Certificate Surveys
  
• Easement Surveys
• Topographic Surveys
• Subdivision Platting
• Digital Terrain Modeling
• LiDAR Mapping
• Telecommunication (Cell Tower) Surveys
  

Our ALTA/ACSM Land Title Surveys are the most comprehensive type of land survey. Our South Carolina land surveyors cover all aspects of a boundary survey and identification of any additional evidence of possession or use which could be adverse to the interests of our clients. Usually, our ALTA / ACSM Land Title Surveys are performed on commercial properties.

Our Topographic Surveys are graphic representations of physical features of the land. Our South Carolina land surveyors perform topographic surveys by field ground methods or by aerial photographic methods.

Our Boundary Surveys are generally described by Metes and Bounds and may require extensive research. A Boundary Survey usually requires a good amount of field work on neighboring lands to verify or find existing monumentation. Our South Carolina land surveyors provide an accurate boundary survey, which is a vital first step for any property acquisition or development.

Accurate Construction layout / Construction Staking is essential when performing any type of construction work. Our South Carolina land surveyors are prepared to make sure you get the timely response you need. Point to Point South Carolina land surveyors are an essential part of design/build community that includes engineers, architects, grading contractors and utility contractors.

Subdivision Platting / Final Plats for homes may sound straight forward, but in practice it is an involved process that requires experience and the ability to communicate effectively. Whether for a single lot cut-out or a multi-lot subdivision, our plats are prepared to meet or exceed the standards set forth by county or city review agencies.

When performing surveys for telecommunication sites, time is of the essence. When it comes to telecommunication tower surveys in South Carolina, our South Carolina land surveyors are prepared to deliver accurate Cell Tower Surveys.

If you need an As-Built Survey, we can help you find exactly how your entire site or any portion thereof was constructed. Many review agencies are requiring an As-Built survey to verify accurately how close to the construction plans your site was built.

When it come to South Carolina land surveying, our South Carolina land surveyors will provide the most comprehensive type of land survey that fits your budget. Point to Point South Carolina land surveyors have the talent and versatility to provide you with excellent service and accurate results. Read a little about the History Of South Carolina Land Surveying...

The Maryland Society of Surveyors is a professional organization founded in 1948 for professional land surveyors and property line surveyors. Today the Society is part of the National Society of Professional Surveyors, which represents the interests of land surveyors nationwide. The purpose of this organization is to further the science of surveying and mapping, both for those who make maps and undertake surveys and those who use them. The Maryland Society of Surveyors also educates the public about the necessity and use of surveys and the importance of professional land surveyors.

The general membership of the Maryland Society of Surveyors meets quarterly to discuss issues of importance to the professional land surveying community, such as ethics and professional practice, survey standards, governmental affairs and legislative action, public relations, education, and new technologies which may prove useful to surveyors. These are issues affecting all land surveyors in the state of Maryland, as well as everyone who routinely makes use of land surveys, such as those in the fields of engineering or construction management.

In addition, the Society sets professional standards for land surveying, going above and beyond the applicable laws to set ethical and methodological standards representing the minimum acceptable level of professionalism. All Society members are held to these higher standards, not only the legal minimums for land surveying standards. The Society also works closely with the Maryland State Board for Professional Land Surveyors on issues important to the surveying profession, particularly with regard to the formulation of licensing policies. The Maryland State Board for Professional Land Surveyors is responsible for the licensing of professional land surveyors and surveyors in training.

With regards to education, the Maryland Society of Surveyors maintains guidelines for those aspiring to become land surveyors in the state of Maryland with a range of educational and professional backgrounds, as well as continuing education and on-the-job training resources for current land surveyors. The state of Maryland has specific educational requirements that must be met before a prospective surveyor can take the examination. Continuing education is necessary for current surveyors to keep abreast of the latest developments in their field.

In order to be a regular member of the Maryland Society of Surveyors, one must hold an active license from the Maryland State Board for Professional Land Surveyors. Others levels of membership are available to retired land surveyors, those with a professional interest in land surveying activities, students, and others who are not licensed land surveyors. Applicants to the Maryland Society of Surveyors must be sponsored by a current member of the organization, and must agree to abide by both the Bylaws and the Code of Ethics of the Society.

Of particular interest to professional land surveyors or those considering the profession are documents linked from the Maryland Society of Surveyors site, including the Minimum Standards of Practice and the requirements for a Maryland Professional Land Surveyor License (required for  practicing land surveyors within the state). Maryland requires both professional experience and comprehensive examinations for professional land surveyor licensing.

Charles Lee Iner, RLS
December, 2009

Riparian rights, also known as littoral rights or riparian water rights, is a system of allocating water when multiple landowners possess land around the source of the water. With origins in English common law, Riparian rights exist in many countries, including Canada and Australia, as well as many states within the United States, particularly in the eastern half of the country.

The general principle of riparian water rights holds that all landowners with property adjacent to a body of water (such as a lake or river) have the right to make reasonable use of this water. This not only includes water up to the boundaries of a submerged property line, but also additional rights to water beyond the property line. If the amount of water is not enough to satisfy all landowners, allotments of the water are usually made in proportion to the amount of land directly abutting the water's source, or the shoreline. In general, those owning land adjacent to the waterway are also assumed to own the land up to the center point of the waterway, unless land deeds state otherwise. This, however, may not be true if the waterway is navigable by boat. In this case, the average low water mark is the line used to determine land ownership. In many states, land below this mark belongs to the state government.

Riparian rights may include such activities as swimming, boating, and fishing, the right to build a wharf out to a point of aquatic navigability, the right to erect docks and piers and the right to use the water for household needs. The rights to this water cannot be sold or transferred, unless the adjoining land is also transferred. The water cannot be transported outside of the immediate area.

Although those living adjacent to a waterway have the right to protect property from both flooding and erosion, these activities are often subject to approval by various environmental agencies. Those with property next to a waterway also have the duty to allow the water to pass freely from one property to another, without pollution or diversion affecting the rights of other landholders. Landowners also have the responsibility to maintain the bed and banks of the watercourse, including keeping the area clear of debris or obstructions.

Due to small frontage, some lots receive a very small portion of water allocation, perhaps not enough to make use of the water without conflict with adjoining property owners. The configuration of the shoreline can affect riparian rights. In some cases, the entire waterway is apportioned, while in others, only the water near the shore is apportioned. The method use depends on the size of the lake or width of the waterway, among other factors.

An owner's riparian rights, along with title to land along the river or lake, is dependent upon accurate knowledge of the property. Because water flows can affect the course of the shoreline over time, land surveys are often required to determine the exact property boundaries. In Public Land Survey System areas, a Meander Corner Monument or MC was set at each point where a section line intersected a river or lake. However, a survey of the coastline or shoreline area may show that there is more or less exposed land than seen on a previous map or survey. Natural phenomena such as storms, particularly hurricanes, can drastically change these boundaries, affecting the applicable riparian rights and often requiring a new survey.

Charles Lee Iner, RLS
March 2010

When King Charles I granted the Charter of Maryland to the Calverts in 1632, he also granted Cecil Calvert ownership of all land within certain boundaries and full authority to assign these lands. Between 1634 and 1680, the Calverts encouraged settlement by granting acreage (usually 50 acres) to each settler. Until 1680, any individual desiring land would have to apply to Lord Baltimore or to Lord Baltimore's Land Office.

During this process, an order would be issued to the county surveyor to lay out the specified number of acres, creating a Certificate of Survey to describe the plot of land granted. This survey was done using the metes and bounds method, giving the actual dimensions of the property accompanied by a scale drawing. Boundary trees, rocks, and bodies of water were used to mark the edges of the plot. Like many land surveys of this era, the surveys completed in Maryland were rather crude when compared to today's surveying methods. It has now been supplanted by more scientific methods, such as the public land survey system. The next step in the process was to obtain a patent, a document granting ownership rights to land that was not previously owned privately.

Due to incorrect maps and confusing legal descriptions, the original royal charters of Delaware, Pennsylvania, and Maryland overlapped. Maryland's original charter granted land north of the Potomac River to the 40th parallel. Pennsylvania was granted land south to the 40th parallel, although the intended capital city of Philadelphia actually fell south of this line. The Mason-Dixon line was intended to create a compromise, settling a dispute that had been ongoing since the 1730s.  The Mason-Dixon Line was surveyed between 1763 and 1767 to resolve this border dispute, forming part of the borders of Pennsylvania, Maryland, Delaware, and present-day West Virginia, roughly separating the Northern and Southern halves of the United States. This line would later become important during slavery debates to delineate the boundary between free states and slave states.

The surveyors set the boundary between Pennsylvania and Maryland at exactly 39° 43' 19.92216? N. The crownstone boundary monuments, set every five miles along the line, feature the coat of arms of Maryland's founding family (the Calverts) on one side, and that of the the Penns of Pennsylvania on the other. The boundary between Pennsylvania and Maryland was resurveyed in 1849, and again in 1900, though without substantial changes to Mason and Dixon's work. The exact lines surveyed by Mason and Dixon actually left a small piece of land between Delaware and Pennsylvania in dispute until 1921.

Maryland, although one of the original colonies, was actually one of the last of these colonies to be surveyed on a large scale by land surveyors. In the aftermath of the Revolutionary War, most of the colonies offered extensive lands to veterans. Maryland, however, did not have extensive land granted by the Crown, and therefore refused to offer any lands. The other former colonies had to be surveyed in order to grant specific plots of land to veterans. By 1802, the Public Lands Survey System had been used to survey lands from the Appalachians to the Mississippi, but parts of Maryland were still largely unsurveyed until later in the century.

Charles Lee Iner, RLS
December, 2009