A land survey is a map of the property you own, based on your deed.  A standard land survey will graphically depict your boundary lines and will include the location of buildings, fences, driveways, walkways, pools, decks, sheds, & other structures within 5 feet of your property lines. Land surveys are commonly used for Title transactions and obtaining municipal permits for minor improvements such as fences, decks, and even central air conditioning. 

A Topographic survey contains all the details of a standard land survey and also includes the elevations of the property, contour lines, utility locations, trees, streams, and other drainage structures. Topographic Surveys are used by engineers and architects for site plan design. A homeowner will only need a Topographic survey when they are considering a major construction project, like a swimming pool, large addition, or new house. Typically topographic surveys cost 3x what a standard survey cost. 

Once we receive the stake waiver & credit card authorization form we can schedule your survey right way. It typically takes takes 2-3 business days for us to visit the property and conduct the field work. It typically takes another 2-3 business days to complete the Land Survey map that you will receive. The entire process should take no longer than 5-7 business days. We typically do not work by appointment due to the fact that we are weather dependent, and constantly adjusting our schedule. If you would like us to give you a call when we are on the way please let us know in the comments section of the order form.

Land surveys provide crucial information to homebuyers before the finalization of a property purchase. By illustrating the boundaries of the land being bought and identifying any discrepancies in the deed, a survey helps identify potential issues such as encroachments by driveways, fences, wells, or buildings. The survey map also includes existing property corner markers.

During a land survey, the surveyor's responsibility is to physically determine the boundaries described in the deed. They also examine and map observable human-made and natural features as required for the survey. The surveyor investigates recorded deeds, maps, and documentation provided by the owner or title company. Extensive data gathering is also performed on-site and its vicinity.

In New Jersey, it is mandatory for a land surveyor to place permanent markers at all property corners where none exist during a survey. However, you can choose to sign a written waiver instructing the surveyor to omit this task.

Without markers indicating the corners of the property, accurately locating boundary lines shown on a survey map can be challenging. Setting markers helps prevent future disputes and enables you to identify the physical location of your property with ease.

In New Jersey, only a licensed Professional Land Surveyor is authorized to perform and certify a land survey.

To qualify for licensure in New Jersey, an individual must hold a four-year college degree in Surveying, possess three or more years of practical experience, and pass a 16-hour written examination administered by the New Jersey Division of Consumer Affairs. Once licensed, a Professional Land Surveyor must acquire 24 hours of continuing education credits every two years to maintain an active status.

1. Land surveys establish the recorded title lines of a property, allowing the survey map to display the boundaries of the land being purchased. By obtaining a land survey certified to you and your title company, you gain critical information that, when used in conjunction with title insurance, empowers you to make informed decisions. This certification also enables you to negotiate with the seller to rectify any defects before the purchase. Moreover, a survey certified to you provides significant protection against potential claims that may arise after the closing.

1. Title insurance safeguards both the mortgage lender and the property owner (if insured) against claims related to the property, such as disputes over boundary lines. Typically, mortgage lenders require homebuyers to purchase a title insurance policy in the lender's name, known as a Lender's policy. However, title insurance policies do not cover encroachments, easements, and boundary line disputes, which can be disclosed through a current certified survey. This limitation is referred to as the Survey Exception. To address this, mortgage lenders usually insist on a Survey Endorsement to their loan policies, which narrows the scope of the Survey Exception to specific problems revealed by the survey. In essence, a Survey Endorsement offers coverage against potential undiscovered issues concerning encroachments, easements, and boundary line disputes. To protect yourself as a homebuyer, it is advisable to request an Owner's Policy with a Survey Endorsement based on a professionally prepared and up-to-date land survey.

1. Purchasing a home is typically the most significant investment one makes. It is both financially prudent and sensible to protect this valuable asset. A land survey conducted by a licensed Professional Land Surveyor plays a crucial role in preserving and safeguarding homeownership. It is important to note that a lender's policy only protects the bank, not the homeowner. Therefore, when making this substantial investment in a home, it is essential to insist on an Owner's Policy of Title Insurance that includes the Survey Endorsement, along with a current land survey certified to you.