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9 Steps to a Boundary Survey
(These 9 steps are meant to be a basic description of the work of a boundary survey. They should not be considered a full explanation of the work of a surveyor. However, they are for my firm a minimum effort that is made for each boundary survey. Each survey is unique and varied. Many other factors and components may be involved according to the scope of each project. The details of each component and the billing associated with it can vary greatly among survey offices. I am providing this information in order that someone employing Stokes Surveying, LLC may be familiar with the work that we will perform and the reasoning behind our billing. Every licensed professional is free to run their business however they feel, so long as they comply with the minimum standards of practice set out by their state licensing board.)
County Tax Assessor rolls are reviewed and Warranty Deeds are gathered from Register of Deeds to collect descriptions for subject tract being surveyed and all adjoining tracts of land. In cases of boundary line conflict or discrepancies, research can become extensive and time consuming.
Hourly rates are charged for the time spent in research. This is the least amount of time spent on the job in relation to the other components of the survey. However, it is arguably the most important part of producing an accurate, quality survey. Doing thorough and careful research the first time can save trouble and lawsuits for all the parties involved.
2. Office deed plots and reconnaissance maps
Collected deeds are reviewed and field sketches are prepared according to monumentation & evidence associated with the property corners and lines along with the relative dimensions used to find and verify these monuments and lines.
Hourly rates are charged for the office time in preparation of these field sketches. The time spent preparing them enables the crew to know specifically what to look for to complete the survey and provides details of where to look for this evidence. Therefore, it saves a great deal of field time and enhances the quality of the survey.
3. Field Work
Field locations will be taken of physical evidence to determine boundary of property and confirm location of property corners. Examples would be roads, fences, creeks, corner monuments, etc. Pink flagging tape is used to mark evidence regarding property boundaries and corners. Blue flagging tape is used to mark nails and lines used for the instrument work during the course of the survey and may not be located near property boundaries or corners.
Hourly rates are charged for each member of the field crew. There are varying rates depending upon the position of the crew member performing field work. The licensed professional surveyor's time is billed out at the highest rate. Occasionally, an experienced crew member may lead the crew in the field with the Surveyor not present. This is compliant with Tennessee Code Annotated. It helps reduce the cost of the overall survey and increases the efficiency of the survey office. There are many parts of the field work that an experienced crew member, termed a "Party Chief", can oversee very effectively. The hourly rate for this Party Chief is lower than the Surveyor. The instrument man's time is billed out at a set rate regardless of whether he is accompanying the Surveyor or the Party Chief. Additionally, there are jobs that are better served by a three or even four-man crew. These additional "rod men" are billed out at the least amount. There presence reduces the total field hours.
The use of GPS equipment can sometimes reduce the time spent in the field. A rate is sometimes charged to cover the expense of the equipment and time spent using it. During these times, the GPS equipment can perform the work of another crew member. In these instances, being charged for the GPS is still more affordable to the client than the hourly rate for the crew.
Similarly, the use of an all-terrain vehicle saves hours on the job, therefore a flat rate is sometimes charged on larger jobs to cover the expense, wear & tear.
For a description of the field equipment that we use click here.
4. Office computations and analysis
This includes but is not limited to time spent comparing deeds with physical evidence for boundary determination. The physical evidence is compared mathematically and otherwise to the written descriptions to determine the location of boundary lines and corners. In the case of recovered evidence, necessary compliance with the deed is required to verify the evidence. In the matter of resetting missing or destroyed corners, proper methods of professional practice and careful mathematics are employed to determine the proper location for the calculated monument(s). In the case of creating a new tract, corner or line, the necessary computations should be completed to ensure the accuracy of those monuments' field locations in relation to the paperwork to be prepared in depicting their location.
This time is billed out at an hourly rate. It can sometimes be the most tedious part of the work performed and certainly requires the highest level of skill.
5. Setting / Identifying Property Corners
Having their positions verified, all corner monuments discovered will be identified by highly visible pink flagging tape. Any missing or new corners will be marked by set 24” iron pins 1/2" diameter with plastic cap stamped "STOKES 2577" unless otherwise negotiated.
A standard survey does not include line marking along boundaries. Extra time will be considered to complete this as requested. Line marking can be achieved by flagging, paint, blazing or staking. These methods are listed in order of the intensity of work required to perform them. At an hourly rate, the cost would increase according to the type of line marking needed.
6. Drafting
With the field work completed, office time is spent drafting to prepare a survey plat that depicts the land surveyed. Survey plats must include several particular elements to meet the minimum requirements of the State. Property lines will be shown as well as corners along with a depiction of the type of evidence for each and a depiction of the geometry of the tract. This includes an accurate calculation of the area or acreage of the tract.
Hourly office rates apply. In the subdivision of land, there is subject to be a per-tract fee additional to the hourly rate.
7. Checking/review
Upon completion of the survey plat, it must be thoroughly checked and reviewed to discover any missing information, typos or office errors that need to be addressed and corrected. It is the effort of Stokes Surveying, LLC to deliver a professional and quality product.
8. Final plottings
When the final copy is ready for publishing, it is plotted and stamped with the Surveyor's seal and signature.
9. Legal description
The final part of the survey work is to author a description of the property that includes details of the property in clear and accurate language. This description is the component of the Surveyor's product that is often the most necessary. It is used in the preparation of deeds and upon its recording becomes a reliable means of the public understanding and recovering the property corners and lines of the tract surveyed.