How Does Land Surveying Work? - Process, Methods and All You Need to Know
Land surveying is indispensable in many different fields, from real estate transactions and construction to urban planning.
Whether you're buying a piece of land, resolving property disputes or preparing for a major construction project, understanding how land surveying works can save you time, money and stress.
If you’re reading this, you’re probably looking for an overview of how land surveying works.
In this article, we’ll explain the basics of surveying, to the roles of a surveyor and the different types of surveys and the detailed processes involved when it comes to surveying land.
What is land surveying?
Land surveying is the science of accurately measuring and mapping the features and boundaries of a piece of land.
It involves analysing and recording details about a piece of land’s dimensions, contours, and physical characteristics – all of which are crucial for ensuring that property lines are correctly established, legal boundaries are maintained and any future development is based on accurate, reliable data.
Surveying serves multiple purposes, including:
Establishing clear property boundaries to prevent legal disputes.
Providing critical data for construction projects, such as elevations and terrain features.
Supporting urban planning and infrastructure development by identifying key features of the land.
Assisting in environmental studies by mapping natural resources and land features.
Without land surveying, many projects would face significant delays and potentially disputes due to inaccurate or incomplete data.
What does a land surveyor do?
A land surveyor is a highly trained professional skilled in using specialised tools and techniques to measure and map land.
A surveyor’s primary role is to provide accurate, reliable information about land, which is then used by other professionals (from architects and engineers to developers and lawyers) to make informed decisions with respect to the property.
Some of the tasks land surveyors perform include:
Establishing boundaries - Surveyors define and mark property lines, ensuring compliance with legal deeds and land records.
Topographical mapping - Surveyors map out the natural and man-made features of the land, such as hills, valleys, roads and buildings.
Construction surveys: These professionals ensure structures are built in the correct locations by marking precise points on the ground.
Subdivision planning: When land is divided into smaller parcels, surveyors provide accurate measurements and plans for the division.
To perform these tasks, surveyors rely on tools ranging from simple measuring tapes to cutting-edge technologies like drones, LiDAR (Light Detection and Ranging), GPS systems, and robotic total stations.
Why do I need a land surveyor?
Hiring a land surveyor is crucial for determining accurate property boundaries and preventing disputes as to who owns what particular piece of land.
Over time, boundary lines can become unclear due to missing markers, natural changes or discrepancies in records.
A surveyor ensures that your property lines are clearly defined, helping you avoid encroachments, legal issues and what can become quite expensive mistakes.
This is especially important if you’re planning to build or make improvements, as it ensures you stay within your legal limits.
How do you survey land?
The method used to survey land depends on three critical factors:
The level of detail required for the survey - Projects with a high level of precision, such as road construction or urban planning, require more detailed surveys.
The size of the area to be surveyed - Smaller areas can be effectively surveyed using ground-based methods, while larger areas often require aerial or satellite-based techniques.
The accuracy needed - Some projects, like residential construction, require pinpoint accuracy, while broader surveys may not.
Based on these factors, surveyors choose from several methods:
Ground surveys - These involve physically measuring and mapping the land using equipment like total stations and GPS units. Ground surveys are ideal for smaller plots or projects requiring a high degree of detail.
Aerial surveys - These use drones, aircraft or satellites to capture images and data from above. Aerial surveys are suitable for large areas where ground surveying would be time-intensive or impractical.
Hybrid methods - Combining ground and aerial surveying methods can provide both detailed data and coverage of larger areas.
Each project is unique, so surveyors carefully consider these factors to select the most efficient and accurate approach.
Key types of land surveys
Land surveys come in various types, each designed to meet specific project requirements. Below are the key types:
1. Title re-establishment survey
A title re-establishment survey, also known as a boundary survey, identifies and establishes the legal property lines of a parcel of land. It measure the boundaries described in title and shows the relationship between these and the perimeter occupation (fencing/walls/buildings) and is often used for property sales, fencing, resolving disputes and land development.
2. Feature and Level survey
Feature and Level surveys or topographic surveys focus on mapping the physical features of the land, such as contours, elevations and natural features like trees and waterways. The features may be natural or man-made. Topographic surveys are essential for construction planning and environmental assessments.
3. Construction survey
Construction surveys provide precise measurements and markings for where structures, utilities, and roads should be placed. They ensure that all construction elements align with the design plans and legal requirements. All construction projects will require this kind of survey.
4. Subdivision survey
When a parcel of land is divided into smaller lots, a survey is conducted to support the relevant subdivision. This provides the measurements and plans necessary to ensure compliance with zoning regulations and legal requirements.
What is the process of surveying land?
Land surveying is a step-by-step process designed to ensure accuracy and completeness.
Here’s a breakdown of how it works.
1. Obtain information about the land you're surveying
The first step is to gather all existing information about the property, including deeds, property records, historical maps and any previous surveys.
This provides a foundation for the work and helps identify potential issues early.
2. Create a base boundary plan
Using the collected data, surveyors will then prepare a preliminary boundary plan. This plan outlines the initial property lines and provides a starting point for fieldwork. This would include key information like easements, right of way areas and orientations.
3. Conduct a field survey
Surveyors visit the site to measure and map the land. They’ll use specialised tools such as GPS units, total stations and even drones to capture precise data about the land’s features and boundaries.
4. Prepare an existing conditions plan
After the field survey, the data is analysed and compiled into an existing conditions plan. This document provides a detailed map of the land’s current features, including its topography and physical boundaries.
5. Resolve boundary issues that arise
If discrepancies arise between the surveyed data and the recorded property lines, surveyors work to resolve these issues. This may involve legal consultations or negotiations with neighbouring property owners. Depending on the nature of the issues, this process can take some time.
6. Obtain any other required survey information
Additional data, such as information about underground utilities, zoning laws, or environmental restrictions, is collected as needed to meet the project’s requirements. The kind of information that needs to be gathered will present itself throughout the course of the project.
7. Prepare a construction stake-out survey
For construction projects, surveyors mark specific points on the ground to guide builders in placing structures, roads, and utilities accurately. Surveyors may mark edges of pavements or the corners of buildings.
8. Prepare the as-built survey
Finally, once construction is complete, an as-built survey is conducted to ensure the final structure matches the design plans and complies with all regulations. This survey is critical for obtaining occupancy permits and resolving any post-construction disputes.
In the event that there are any considerable differences between as-built and design plans, then the builder may need to correct it on site. And when that has been fixed, the surveyor would need to survey the area again to ensure the as-built plans match the design plans.
Looking for a professional land surveyor?
Land surveying is a complex and technical process that requires expertise, precision, and advanced tools. Whether you’re purchasing a property, planning a construction project, or resolving boundary disputes, hiring a professional surveyor is essential to ensure accuracy and compliance.
Working with a qualified surveyor can save you time and money by preventing errors, avoiding legal issues and streamlining your project. A professional surveyor will also guide you through every step, from initial planning to final documentation.
If you need help with land surveying, don’t hesitate to contact Humphries Land Surveying. Their expertise will give you confidence and clarity, allowing you to move forward with your project seamlessly.