Tag: land survey

Before any new land development project commences construction, there is a sometimes lengthy process of ensuring permits and development plans are in place and approved by the municipality or other authorities having jurisdiction.  Part of that process is obtaining land survey plans.  Here, we’ll take a closer look at the general steps to the land survey process:

Gathering Existing Information

In British Columbia, the Land Title and Survey Authority registers any relevant documents affecting the title of a parcel of land. This may include boundary lines, easement agreements, right-of-way or any other agreements and documents which could potentially impact a development. Land Surveyors collect any available information as a starting point.

Have A Base Boundary Plan Prepared

After reviewing the documents collected, the surveyor can begin the base plan using details from the information gathered. This typically includes boundary lines and distances, orientations and land areas.

Field Survey

Using specialized equipment, the surveyor does a physical survey of the development land. This information is used to verify existing property pins are in the correct location, as well as the location of any existing buildings or other structures. Information will also be collected on any elevation changes on the site.  

If there are any wetland areas adjacent or near the parcel, the plan can identify them to make sure the developers and planners can analyze the possible impacts of the new development on the wetland areas.

Prepare An Existing Condition Plan

After the field survey data is collected, it is added to the base boundary plan which creates an Existing Condition Plan. Topographical information such as elevation changes and water features like ponds or streams are also included on the Existing Condition Plan.

Settle Any Boundary Issue

Locations of any existing boundary pins can be compared against the Existing Condition Plan to make sure they match. If there are discrepancies, these must be resolved before submitting the plans to the land development engineer or planner.

Once any differences are resolved, the Existing Condition Plan is ready for the engineer who will be designing the development plans.

Obtain Other Relevant Survey Information

On occasion, the engineer or designer may ask for additional information which may impact the approval of the design plans. This could include things such as the location of individual trees. If additional information is requested, the Existing Condition Plan must be updated.

Have A Construction Stake-Out Survery Completed

After the development plan is approved for construction by the appropriate authorities, the surveyor may be asked to complete a Construction Stake-Out Survey. This delineates the location of where the building corners will be located, where the edge of paving will be and may include identifying locations of catch basins or other stormwater management components.

Get An “As-Built” Plan Completed

Once construction is complete, a final As-Built Plan is completed and provided to the municipality or other authorities, to ensure the actual construction matches the approved development plans. If any significant variances are identified, the contractor may be required to make corrections and the as-built drawings updated accordingly.

Land surveying is a complex process carried out by a limited number of companies regulated by the Association of B.C. Land Surveyors. To find a surveyor for your area, you can check their website at www.abcls.ca.

If you need to know the distance of a property line, there are a number of ways to get this information, some are free and some may have a cost associated with it. Depending on how exactly you need the measurement to be, you may choose one of the following:

1. Survey plan. 

If you have a survey plan of the property from when you purchased it, this will show you the dimensions of the property and each property line. If you don’t have a survey plan, you can obtain one, for a small fee, from the Land Title and Survey Authority in British Columbia. Every property in the province has a Survey Plan registered on title, so obtaining one is fairly simple.

2. City plans.

The municipality where the property is located has zoning maps and plats that will indicate the boundaries of a particular property.

3. Existing conditions plan.

When land development plans are in process, a basic survey plan is the foundation for starting the development plan. Once the development plan is completed and approved for construction, the plan becomes known as the Existing Conditions Plan. This will define the property line dimensions.

4. As-built drawings.

After construction is complete, an As-Built drawing is created showing exactly what was built so the municipality can confirm construction was done in accordance with the approved development permit plans.  The As-Built drawings show the property line dimensions and boundaries.

5. Hire a surveyor.

If the development land is not already developed, you may need to hire a land surveyor to determine where the property boundaries are located. The Survey Plan created will clearly identify the dimensions and locations of the property lines.

6. Pacing the property.

This method is only useful for quick estimates and should never be used if someone wants to rely on the measurement. It is not an exact science and can be off slightly from the survey plan measurements. With this method, you would measure your foot and then step off the property from one end to the other. Multiply the number of steps by the size of your foot and you’ll have a general idea.

7. Use a measuring wheel.

A measuring wheel is a tool similar to a measuring tape, but is digital. The wheel is placed at the corner of the lot and rolled to the other end of the property while the digital reader measures the distance. While this method shouldn’t be relied on for legal purposes, it is more accurate than the previous method of pacing the property.

8. Locate the survey pins.

If you can find the survey pins, you can measure the distance between them to determine the distance. But be mindful that property pins are sometimes moved either because of damage or because they were knocked over, so they may not have been put back in the exact spot.

Some of the above methods are more precise than others. Depending on how exact you need to be with your measurement, it may be worth spending a few dollars to obtain the existing survey plan from Land Title’s or if needed, having the property measured by an expert.

In British Columbia, the Land Surveyors Act specifies only a commissioned British Columbia Land Surveyor may establish property lines (boundaries) and corners. They are also the only professionals permitted to provide an opinion on the location of improvements or other features in relation to their proximity to a boundary or corner.  

To find a Land Surveyor, you can check the following resources:

1. https://abcls.ca. The Association of British Columbia Land Surveyors (the “ABCLS”) is the self-governing regulatory group responsible for the conduct of its members. They do this by enacting bylaws and rules surrounding how the business of land surveying is conducted. The ABCLS also works with the government to improve the level of service provided to the public.

Since there are a limited number of commissioned land surveyors in the Province of British Columbia, there may not be one in your community.  The ABCLS website has a complete listing of all commissioned land surveyors, including names, companies and locations. The links for each surveyor provides their company contact information, email address and phone numbers.

2. https://ltsa.ca. The Land Title and Survey Authority (“LTSA”) registers land surveys and title interests in a central registry which is one of the core sources of information when property is being conveyed (sold). Encumbrances, mortgages, right-of-way’s, easements or other registrations are all recorded by LTSA. Many of these items, or charges, are documents completed by the Land Surveyor to delineate the property lines or other boundaries of a particular property.

3. Ask your real estate professional for a referral. Many real estate professionals have a network of associated service providers such as building inspection companies, land surveyors, lawyers, and mortgage brokers. Checking with your Realtor can be a great starting point if you need a land surveyor but haven’t used one previously. 

4. Ask your lawyer. If you have, or know, a lawyer who provides real estate expertise, they may have relationships with land surveyors, or know of a reputable company for you to speak with.

5. Internet search. Use your favorite search engine to find a reputable Land Surveyor in your area. 

As with any type of service provider that you’ve never dealt with before, speak with whomever you choose to determine if they can provide the services you need. A lot of companies will provide a free consultation and answer any questions you may have before you proceed.

Don’t hesitate to ask about pricing structure – is it a flat fee or a time and disbursements scenario. If it’s time and disbursements, ask them for an estimate so you know what you’re going to pay before you sign any agreements or contracts. You don’t want to find out there are a lot of hidden costs or expenses AFTER you sign the contract.

Also, ask for references that you can speak with. If they have a good track record, they are generally happy to provide you with the names of previous clients who can confirm they had a positive experience.

The cost of obtaining a land survey is dependent on the type of survey needed and is influenced by a number of factors. Generally, the larger the area, the lower the cost “per acre”.

What does a land surveyor do?

Land Surveyors in British Columbia are responsible for establishing property boundaries and corners and providing opinions on the location of building improvements and other features in relation to the property lines. They complete legal surveys and prepare cross-sectional drawings, official plans, records and documents which can be registered with the Land Title Survey Authority.

What kinds of land surveys are there?

There are a number of land surveys, each with a different purpose, including but not limited to:

• Topographical surveys
• Construction layout
• Control surveys
• Building certificates
• As-built plans
• Deformation monitoring

How are the costs of the survey established?

Each of the following items will affect the cost of obtaining a land survey in British Columbia:

1. Type of survey. As noted above, the type of survey will affect the cost. Generally, the more information collected, the longer it takes and as a result, the cost will be higher.
2. Travel distance. Because the number of commissioned Land Surveyors in British Columbia is quite limited, travel will often be required, especially if the property being surveyed is located in a smaller, remote community. The farther the surveyors travel, the higher the cost for gas, time and possibly accommodations for overnight stays.
3. Terrain. The lay of the land can create issues in collecting information for completion of the survey. If there are elevation changes, or other features which impact the surveyor’s ability to conduct the survey, it will take more time and as a result the costs will increase.
4. Shape of the land. As with terrain challenges, the shape of the parcel can also impact the surveyor’s ability to collect information. A square shaped parcel will be easier to survey than a parcel with a variety of strange angles or corners.
5. Availability of information. The local Land Title’s Registry is a great source of information, but in the event information is difficult to track down, more time will be spent sourcing the details needed, thereby increasing the cost of the survey.

When contacting a Land Surveyor, make sure to provide them with as much information and detail as possible to ensure you get an accurate estimate for the cost and to minimize the risk of unexpected “extra” costs cropping up later.  

Land Surveyors can’t offer a “one size fits all” price because every property is unique and the level of work and detail required varies.  For these reasons, it’s critical that you provide as much information as possible upfront so they can accurately estimate the scope and price of the job.