Subdivision Lot Stakeout (no drawing made):
ALTA/ACSM Survey (commercial):
FEMA Elevation Certificate: see SPECIAL PRICE AT Elevation Cert FEMA page
New Legal Description - Easements or from Resurvey:
Special Surveys - e.g. Liquor License Survey:
Expert Witness services:
Teaching Land Surveying - provided by David Green:
Land Survey Research - e.g. Patent research:
MAJOR and MINOR Construction Surveys.......(eg we recently built Railway Stations at the Silver Line
between Washington DC and Dulles Airport).
BOUNDARY SURVEY: made for any property supplied to the Client with a Boundary drawing showing all
easements, rights of way etc. plus any property subdivided out of the subject parcel. Normally this Boundary
Survey is made only for metes and bounds and Commercial Parcels.
The Client is responsible to supply a Title Report/Copy of recent Title Insurance Policy - normal cost (by
others) is $150 to $200.
Normally the Client pays to have the property corners installed with 18" metal rebars set flush with the ground
with a yellow plastic cap on top and a guard stake nearby (red flag or wood stake) so it can be found easily.
The Client can elect not to have property corners set.
[metes and bounds parcel is one which is NOT a Lot in a subdivision - it is described in a Deed recorded in
a County Land Records system. Also it can be a Lot in a subdivision which has been altered by Deed and
requires the same attention as any metes and bounds job......
metes and bounds means: measurements and property corner descriptions]
LOT STAKEOUT: is where we set the property corners of a subdivision Lot. No drawing is issued nor is a
Title Report supplied to us under normal circumstances.
Below are some questions and answers relating to a recent Boundary job - which may help Clients and Real
Estate Agents regarding Boundary Surveys and Title Insurance questions:
Question 1: If the buyer orders the survey from you and chooses a title company, it sounds like you have to
wait for the title search to be done before you survey. Is that correct? Of course, there won't be a title
insurance policy until settlement. I doubt whether a recent title search or title insurance policy exists because
the property has been in the same family for a long time, however in 2000 it passed from deceased father to
son if that helps. What does the title search tell you that is required for a survey?
Question 2: If you do a boundary survey but don't stake it out since that is an extra cost, can the buyer then find
the corners you identified? I'm missing why the boundary survey and the stakes are two different quotes.
1) A Boundary survey based upon a Title Report is vital for a property like this - in any case its required by
Maryland Law to satisfy minimum standards as promulgated by the Land Surveyors Board.
Why do we need it?
Because the Deed is only a "bare" indication of the property being purchased......
for instance there may have been an outconveyance (or several).....a boundary line agreement.....easements
of significant import etc etc.
(The most significant I have come across recently are the easements taken by Anne Arundel County for sewer
connections - one property surveyed in Mayo had about 20% of the Parcel covered by the County Easement!)
Another property at Galesville Rd which we recently completed a Boundary Survey has a similar easement -
which gives the County (far too much ) liberal access to the sewer pump manhole on site.
THE SURVEY can be virtually complete before we actually receive the Title Report, however.(meanwhile we
do our own research, and very occasionally find items missing from the Courthouse records or missed by the
abstractor - BUT our Survey is almost always completely based on that Title Report which finalises the Survey
as soon as we inspect it).
2) Normally we do boundary surveys AND stake out the property - once again we are required by MD law to
set the corners unless the Client opts out.
In circumstances where it is metes and bounds, and a new description is needed (which I have not quoted
here), we often do not set the corners. I know it is not sensible - but many buyers (especially commercial) care
more about marketable Title based upon a recent Survey than where the corners actually are located.
So, based upon this experience, we quote the stakeout as a separate item.
Thanks for the questions:
POST SCRIPT: It occurred to me the buyer should be told that if they do the Boundary Survey - they can have
the "survey exception" removed from their Buyers Title Insurance (this is another reason why some people
order a Survey 'without corners set', although I recommend the corners should be set).