Services we offer

ALTA/NSPS Land Title Survey

Also called: ALTA Survey, ALTA...

Title Insurance plays an important role in protecting lenders’ and purchasers’ land investment. To be able to evaluate the property and the risks associated with issuing a title insurance policy on the property, a title insurance company must, in part, rely upon an up-to-date and accurate Survey of the property.

The American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS) have jointly developed the ALTA/NSPS Land Title Survey standards to use in preparation of these Surveys.

An ALTA Survey verifies a legal description and possible easements of subject property. Additional items like planimetric and topographic data, utilities and site improvements, zoning and hazard land information could be requested as outlined in Table A.

ALTA Surveys are almost exclusively performed for multi family residential, commercial or industrial properties.

Boundary Survey

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Also called: Stake Survey, Lot Survey, Lot Stake, Property Line Survey, Physical Survey.

Boundary Survey is a survey to establish the boundaries of a land parcel using its legal description. It typically involves the setting or restoration of markers at the property corners and sometimes along the property lines.

Michigan Surveying, Inc. will mark the corners of the property with 1/2"x18" steel bars set flush with the ground along with wooden stakes set beside as witnesses.

We can also provide a Certificate of Survey, which is a detailed drawing depicting the surveyed property for legal matters and future reference.

TOPO Survey

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Also called: Topographic Survey, TOPO.

When developing or redeveloping a property the architect/engineer/planner requires an accurate and comprehensive map of the site, indicating a wide array of relevant information. Exact ground elevations, roads, buildings, utility services, trees and significant landscape and drainage features are all indicated on a Topographic Survey. The map is produced according to strict requirements outlined by the municipal, county and other regulations.

Boundary & TOPO Survey

It is a TOPO Survey along with all the requirements of Boundary Survey e.g. property corners recovered or established, legal description confirmed, corrected or written.

Mortgage Certificate

Also called: Mortgage Inspection, Mortgage Report, Mortgage Survey...

A Mortgage Survey is a simple survey that generally determines land boundaries as well as improvements to the land (such as buildings, parking lots, etc.).

A Mortgage Survey is usually required by title insurance companies and lending institutions when providing financing. Certificate shows that there are no structures encroaching onto the property, and that the position of structures on subject property are within its boundaries, reports eventual encroachments.

Boundary Survey for Split/Combination

Also called: Split/Combo Survey, Split Survey, Combo Survey...

A Split/Combo Survey is a Boundary Survey required when:

• splitting an existing parcel into two or more new legal parcels,
• combining two or more existing parcels into one legal parcel, or
• exchanging land between two or more adjacent parcels to change its configuration.

The property corners of newly created parcels are marked with 1/2”x18” steel bars set flush with the ground along with wooden stakes as witnesses. A Split/Combo Survey includes a Certificate of Survey (a drawing depicting the surveyed property) and the new Legal Descriptions prepared for the municipality approval, registration at register of deeds and for personal records.

Building Envelope

Also called: Draw Lot, Lot Fit Study, Check for Fit...

A Building Envelope is a drawing of a parcel of land with the setbacks and easements that may be on it. Each proposed property development must meet setback, zoning and other requirements, so a footprint of the house is overlaid onto the Building Envelope. This drawing may also be used to design the footprint of any planned improvements such as a house, garage, swimming pool, etc.

No field survey is performed.

Construction Staking

Also called: Lay-Out, Stake-Out, Set-Out, Staking, Stake...

You have received a complete set of approved architectural and/or engineering drawings for your project, and now you have to decide what to do next.

Every construction starts with Construction Staking. This entails the site preparation and grading, the determination of the foundation location within property boundaries, provisions for parking, as well as the location of roads and utilities.

Typically, a primary control network is established. The control network provides all the necessary information on the ground for building gridlines on suitable offsets. Reference points are checked and replaced as construction progresses.

You do not need to hire a Professional Surveyor for Construction Staking. However, Professional Surveyors are best qualified to perform such task and ONLY Professional Surveyors carry proper liability insurance. Also, ONLY As-Built Surveys certified by Professional Surveyor are recognized by governmental approving bodies.

Hiring one team of trained professionals to perform all surveying tasks throughout a construction project ensures the highest quality and continuity for the client.

As-Built Survey

Also called: As-Built, AB...

An As-Built Survey is a post-construction Survey verifying that construction has been completed according to the approved design plans. This Survey is usually required when seeking an occupancy permit.

It is important to note that the approval boards of governmental bodies only recognize As-Built Surveys certified by Professional Surveyor. ONLY Professional Surveyor carry proper liability insurance. Although hiring a Surveyor for construction staking is not necessary, it is HIGHLY recommended. Hiring one team of trained professionals to perform all surveying tasks throughout a construction project ensures the highest quality and continuity for the client.

Subdivision/Condominium Design

Subdivision is the act of dividing land into pieces that are easier to sell or otherwise develop, via a plat. The former single piece as a whole is then known as a subdivision. If it is used for housing, it is typically known as a housing or residential subdivision.

A Subdivision may also be for commercial or industrial development; varying from retail malls, with independently owned parcels, to industrial parks.

Condominium refers to the common ownership of structures or land, including all of the inner walls of a multi unit apartment/office building.