Why is a survey so expensive?
1. Research Before Going to the Property
The surveyor gathers:
- Deeds for the property and surrounding parcels
- Previous surveys and plats
- Subdivision maps
- Easements and right-of-way documents
The goal is to understand what the property is supposed to be on paper before ever stepping on site.
2. Establishing Control
The surveyor sets up reference points using:
- GPS (GNSS) tied to known coordinate systems
- Existing monuments or benchmarks
These points act as the framework for all measurements that follow.
3. Field Work (Measuring the Property)
The crew goes to the site and collects data using:
- Total stations (angles and distances)
- GPS receivers
- Levels (for elevation)
They:
- Search for existing property corners (iron pins, pipes, markers)
- Measure distances and angles between points
- Locate features like fences, buildings, trees, and utilities
Sometimes corners are:
- Buried
- Missing
- Moved over time
4. Boundary Determination
This is where the surveyor decides where the property lines actually are.
They:
- Compare field measurements to deeds and plats
- Evaluate conflicting information
- Follow legal principles to determine which evidence controls
This step requires professional judgment and experience. It is not just measuring — it is making a legal determination of boundary location.
5. Data Processing and Mapping
Back in the office:
- Measurements are adjusted for accuracy
- Coordinates are calculated
- A plat (map) is created showing: property lines, corners, improvements (house, driveway, etc.), easements and encroachments
6. Setting Corners (if needed)
If corners are missing, the surveyor:
- Sets new markers (typically iron pins or rods)
- Places them at the correct boundary locations
7. Final Survey Deliverable
The final product is:
- A signed and sealed survey (legal document)
- Used for construction, permits, sales, or resolving disputes
Why It Costs What It Costs
- Research takes time — records are often incomplete or conflicting
- Field work is labor-intensive — locating corners can take hours or days
- Equipment is expensive — high-precision instruments and software
- Analysis requires expertise — determining boundaries involves law and judgment
- Liability is high — the surveyor is legally responsible for the result