FAQ (Frequently asked questions)

    How are survey fees determined?

Most surveyors will estimate the time that it will take to perform the various tasks required to complete the survey, and then apply their hourly rates to determine the final quote or estimate. Depending on the circumstances, this may then be offered to the client as a fixed, lump sum fee, a not-to-exceed fee, or an estimate only, with the final billing to be on a time and materials basis.

    What factors affect the cost of a survey?

The cost of a land survey depends on many things, including the type of survey needed and the method used.  Some variables that affect the cost of a land survey are:

•       Required accuracy and purpose for the survey.

•        Complexity of the survey: The number of parcels that need to be researched in the legal records and encompassed by field surveys will increase the time required. At times, a survey is complicated by vague, incomplete, and contradictory legal descriptions. Deeds for abutting lands must be researched and discrepancies between them must be resolved.

•       Size and Shape: An irregular shaped parcel has more corners and a longer boundary than a square containing the same area.

•       Terrain and Accessibility: A flat field is easier to survey than a mountain. Dense vegetation, steep slopes, and swamps make the survey procedures more time consuming.

•       Field evidence: The existence of iron pins, stone corners, fences, designated trees, etc. aid the surveyor, and their absence compound difficulties. Cooperative neighbors can be very helpful.

•       Time of year: Summer foliage restricts sighting distances, whereas deep winter snows slow travel and conceal field evidence.

•       Title insurance requirements: Title insurance companies require considerable documentation and verification of evidence.

•      Monumentation: The type of monumentation requested or required to be used to mark the final boundaries and corners. Concrete or marble monuments, although more durable, require more effort to set and are more costly to obtain than steel pins.

•       Plat requirements: The necessary details to be shown on the survey map as well as the requirements of planning commissions, title insurance companies, engineers, architects, etc. affect the time involved to produce the map. 

   When is a survey advisable?

•       Before title in land is transferred without being clearly defined by a plat and description, and marked upon the ground.

•       Before land is subdivided by deed, will, or by order of the court.

•       Before land is developed by the construction of buildings, roads, fences, etc.

•       Before landscaping is installed close to property boundaries.

•       Before timber is to be cut and removed.

•       When a boundary dispute arises or when you believe someone is encroaching upon your land.

       Why do some boundary surveys disagree?

Generally, urban and suburban areas have been surveyed and re-surveyed relatively recently, using newer and more accurate instruments and methods. Therefore, discrepancies between surveys are unusual, or very minor. This section is meant to address the areas where significant disagreements can occur.

In rural areas of Pennsylvania, as well as the other twelve original states surveyed under the metes and bounds system, is is not uncommon for property descriptions to be based on surveys that are over a hundred years old. Under this system of describing land, boundaries are said to be “fixed in position by landmarks”, and the directions and lengths of the lines between them, as cited in the deeds and the original surveys, must yield to the location of the original corner monument, if it can be found, or its location recovered. The ability of the surveyor to precisely place a corner marker in the exact position of a lost original corner is based on a number of factors:

•         Age of original survey- Given the improvement in surveying methods and instruments since the ancient surveys, the old measurements were far inferior to those of today. Therefore, using the old compass bearings and crude distances to follow the old deed lines from other known corners will result in coming to differernt positions.

•          Discrepancies among surveys- Making accurate measurements is difficult, and depends on the skill and experience of the surveyor, and the precision of his/her tools and instruments. Two equally skilled surveyors can measure the same line between two known points and return the different dimensions. This is especially true for surveys done over long lines, rough terrain or separated by many years, using different generation equipment. If a corner is lost, which measurements can be relied upon to replace it?

•          Quantity and quality of evidence- If a corner is lost, other evidence of boundary lines may exist, including old fences, stone rows, blazed trees, etc.  However, over the course of time wooden posts rot, wire fences rust, and trees die or are cut. Also, fences and such can be so crooked as to render them usless for determining the position of an uncertain line.

•          Skill and experience of the surveyor- For all the above reasons, it is virtually impossible to determine with absolute certainty where a lost original corner marker once was located. It is not at all uncommon for there to be conflicts between and among the recorded documents, field evidence and memory of the property owners. Over the years, many boundary disputes have arisen and been settled by the courts. This body of court rulings has formed a set of guidelines that are used by surveyors, and referred to as “boundary law”. Therefore, a surveyors determination of the correct location to replace a lost corner is based on his/her ability to research and interpret the written records, make accurate field measurements, and apply his/her understanding of boundary law. 

It is important to point out that the surveyor’s replacement of lost boundary corners is an opinion only, based on his/her research, measurements and interpretation of the law. If a surveyor cannot establish the location of an ambiguous boundary, it can only be finalized by formal agreement of the affected owners, or by order of the court. 

      why do survey estimates differ so drastically?

Most surveyors base their quotes on the estimated time it takes to perform the various tasks involved in a survey and the hourly rates charged for those tasks, such as research, field work, calculations, drafting, etc.  Given all variables to be taken into account (see What factors affect the cost of a survey?), surveyors can easily over or underestimate the hours required for the work. This is especially true if the estimator has not personally seen the property, since the time involved in the field work portion is drastically influenced by terrain, foilage, accessability, etc.  Also, all surveyors have areas that they are personally familiar with and may know to either expect major problems, or expect none. The most accurate estimate is always the one which is based on a recent, similar sized survey in the same area.  

    what should I do if I disagree with a neighbor’s survey? 

The best course of action is to contact the surveyor who did the work and ask to meet with them. In most cases they will be happy to discuss the survey and the deeds and maps they used, corners they found, discrepancies they discovered, etc., and explain how they established the lines. Its always advisable to meet at the site, and have any copies of deeds or maps that are relevant. If you still disagree with the survey after the meeting and wish to hire another surveyor, fully brief him/her on the situation and the position of the first surveyor. 

If you have any questions not addressed above, please contact me by E-mail and I will respond as quickly as possible.