Frequently Asked Questions...                     

How fast can I get a survey?
How long does it take to complete a survey?
How much does a survey cost?
Is there a fee for an estimate?
Why do I need a survey?
What is an encroachment?
What is a plat?
What does Adverse Possession mean?
What is your “washout policy”?
What areas do you survey?
Why do you have separate "regions"? - What are the differences?
Do you work with any Survey Coordination firms?
What are the qualifications of a Surveyor?
What is an Elevation Certificate?
How accurate is a survey? 
How many technicians do you send?
What does ALTA mean, what is an ALTA survey?
What is Mean High Water?
Do you offer site development and construction layout?
What is a Condominium survey?

How fast can I get a survey? 

Although we are known for our ability to produce a completed survey with 1 DAY TURNAROUND or even SAME DAY SERVICE, many years ago we decided that it was completely ineffective to promise a "set" turnaround time. Why let a survey that is not needed for a week interfere with one needed tomorrow? You are in control - Simply let us know when you need the survey and we will deliver it on or before that day. If a date needed is not specified on the survey order, we will generally schedule the survey for delivery within approximately 3 days.

However, due to the many complications that can arise during any survey, it is not uncommon for even a seemingly simple lot survey to turn into a lengthy process. In such a case, any surveying firm will find difficulty in meeting a prior specified delivery date. Frankly, we will deliver such a survey faster than other firms. Through means of the efficiency by which we work, we are the most suited surveying firm to expedite a problem survey. Such surveys receive priority status and we will keep our clients informed of the ongoing status of such a survey.

How long does it take to complete a survey?

The length of time necessary to complete the field work during a survey can vary greatly. A well documented and monumented average city "lot" with relatively little in the way of additional improvements may take about two hours to complete. A problematic survey (lack of controlling monumentation, mathematical problems with record data, etc.) would certainly take longer. Acreage surveys will take longer due to the typically longer distances in controlling monumentation and additional computations possibly being required in the field. There are far too many variables that can affect the time required to complete a survey therefore it can be very difficult to give precise quotes.

How much does a survey cost?

Survey fees vary depending on the scope of the work being performed and according to other circumstances as mentioned above. Please refer to our coverage map and fees page for information on base fees and other additional information.

Is there a fee for an estimate?

Landtech Surveying provides estimates for services free of charge.

Why do I need a survey?                                                                 

Lending institutions will almost always require a borrower to have a survey performed on the property but you must have heard the one about the “swampland in Florida…” A home is probably the largest investment you will ever make – shouldn’t you be as informed as you can be in that decision? Are there any encroachments? Do I really own the land I’m paying for? Are there any adverse possession claims? Is that fence really on the property line? These are some of the questions that must be answered before deciding on such a major investment.

How would you feel if you purchased a lovely home with a swimming pool only to find out that the title company will not insure the pool or that you will have to remove the swimming pool because it was built into an easement? A survey will uncover and disclose any of these potential problems so that you can make an informed and wise decision. The cost of a survey is a mere pittance compared to the costs to correct the possible myriad of problems that may exist.

What is an encroachment?                                                               

An encroachment is a term used to describe a violation of building restrictions. A property may very well include easements (portions reserved for a specific purpose such as utilities, drainage or access) and generally, nothing should be built or erected within it without specific permission. An encroachment could also be as severe as the actual residence extending within an easement or within the minimum building setback or even worse, into someone else’s property. Don’t let “affidavits” fool you! Do you really want to trust the next door neighbor when he states that he was careful when he built his shed…encroachments may exist from adjoiner properties as well.

What is a plat?

A plat is a highly detailed map of a subdivision showing the mathematical data comprising the individual lots. A plat is usually recorded and on file at the county clerk’s office.

What does “Adverse Possession” mean?                                               

A method of acquisition of title by possession for a statutory period under certain conditions. "Squatters" do have rights! Said possession must be actual; adverse; continuous; open and notorious; exclusive; hostile; and under claim of right. Simply put – although the deed and other legal documents and records may describe the land you “own” or are buying, there is a possibility that you may not own it, or a portion of it after all. A surveyor will report all physical encumbrances on the property as well as evidence of any possible easements. If it is determined that another party is occupying the land and has been doing so for an extended period of time, legal proceedings may be involved to determine actual ownership.

What is your “washout policy”?

In many areas, Title company agents or attorneys or Mortgage lending agents will order a survey on behalf of their customers (typically the borrowers) and notify them that they are responsible for payment. Some act appropriately as an agent for the borrower but others may be too informal regarding the "agent" relationship. When we have a continuing business relationship with industry related firms, we anticipate collecting our fees from the closing disbursements. If a transaction fails to close, we will coordinate with our clients in collecting any fees directly from the borrowers and ask that they be responsible for simply providing the borrower's contact information.

Surveyor’s Statutes as well as R.E.S.P.A. dictates that a Surveyor may not offer any thing of value in exchange for preferential treatment in obtaining surveying work. The Florida Administrative Code governing land surveyors specifically prohibits the practice of providing a "washout survey" (whereby payment for services are contingent upon the transaction closing). Although we are extremely accommodating, we do not have a "washout policy". Just as the Architect collects a fee for designing a house (whether it is built or not) – so too should the Surveyor for services rendered.

Unfortunately there are Surveyors who do not adhere to these laws and do offer "washouts" (even in print!). These Surveyors do not only practice poor business procedures, but also act unethically and degrade our profession. A word of caution... unethical behavior of any sort is usually indicative of a firm's approach to business practices as a whole.

Our invoices are forwarded along with the survey with services billed to the borrower in care of his/her agent. If a transaction fails to close, we would prefer to simply re-certify the survey to any new parties involved but if our survey is not utilized for a closing on the property, we will recover our fee directly from the listed borrowers.

In an effort to assist our regular clients, we will review each circumstance and make any appropriate adjustments. We do require payment for services rendered but will work our hardest to facilitate the needs of all involved parties. Our clients continuously tell us how pleased they are with our policies and procedures and most importantly, our professional ethics.

What areas do you survey?                                                                       

We accommodate a most extensive coverage area. All counties currently serviced are listed at the top of each page within this site. You may also refer to our coverage map for details.

Why do you have separate "regions"? - What are the differences?

It has long been part of our business plan to provide services to a wide coverage area. We believe that in order to most efficiently service such a large coverage area, it is best to provide services such as ours by way of a central processing center together with geographically disbursed field offices. These field offices - utilizing our custom software and hardware configurations - act as a part of a much larger whole sharing in all of the resources available at Landtech.

Our field offices provide services for specific regions. They are primarily centered on major metropolitan areas and they are separated according to geographic relationship to one another. This facilitates shortened drive time for survey crews thereby increasing survey crew productivity and quality control over our services.

Additionally, land surveying encompasses a need to understand "localized" concerns regarding control monumentation and legal issues. Each individual Landtech field office maintains the expertise required to remain knowledgeable about these localized issues and will excel in delivering expedited professional service.

Each region will have its own unique characteristics. Some regions may be generally more difficult to survey than others. Other regions may have many more flood prone areas. While other regions are far better documented than others in terms of plat or section or benchmark data. These attributes influence different pricing structures between regions.

Customer service is not available from our field offices. Customers should contact our Corporate and central processing office for assistance. Payments for services are remitted centrally to our corporate office in Fort Lauderdale. This information is provided on each invoice.

Do you work with any Survey Coordination Firms?                                         

Yes we do! There are several national firms involved with the coordination of land surveys. They usually are not involved with the actual surveying of the land but rather typically act as a middleman... ordering land surveys from approved Land Surveying firms on behalf of their clients.

We currently are a preferred surveying firm providing surveys for Residential Land Services (a subsidiary of First American Title Insurance Company), U.S. Surveyor and Land Appraisal, and Survey America.

We are also a preferred surveyor listed with Survey Vendor Management - part of Ramquest's Closing Market software application.

What are the qualifications of a Surveyor?                                             

A Surveyor must be fairly well rounded. A good Land Surveyor must also be part Attorney, part Paralegal, part Archeologist, part Geologist, part Historian, and part Mathematician. Surveying is both an art and a science with the Surveyor’s capabilities involving a great ability to ascertain the intentions of prior land owners and prior surveyors long gone. In Florida, Surveyors are required to have a four year college degree and be licensed by the state after passing the required 2 day long examination. Surveyors are also required to maintain 24 continuing education credits each biennium.

What is an Elevation Certificate?

An Elevation Certificate is a form issued by The Federal Emergency Management Agency (FEMA) and completed by a licensed Surveyor and Mapper. It outlines aspects such as the flood hazard area in which a property lies, potential flooding values, as well as the actual finished floor elevation of a structure and elevation data for other aspects of the improvements. Insurance agents use the information on this form to quote flood insurance rates to property owners.

How accurate is a survey?                                                                    

A survey is highly accurate generally to within a fraction of an inch depending upon the scope of survey work being performed. All surveyors must, by law, provide quality work. Florida Statutes - The “Minimum Technical Standards” (or MTS) for Surveyors and Mappers protects the public by outlining certain procedures, tolerances and regulational objectives governing surveying practices. Each state regulates its own professions. Florida's minimum technical standards are actually some of the most stringent standards in the nation with other states adopting many of our standards. They can, in some ways be compared to the strictest survey standards in the nation - the American Land Title Associations (ALTA) standards. 

How many technicians do you send?

For surveys, a team of two, comprised of a Survey Crew Chief and an Instrument person is sent out to complete the field work. They typically need access only to the exterior portions of the property - they do need access beyond guard gates, locked fences and dogs but no one needs to be home during the work except in the case of a Condominium Survey - in which we will need access to the interior of the unit. 

What does ALTA mean, what is an ALTA survey?

ALTA stands for American Land Title Association. An ALTA survey is one that is prepared according to the standards as set forth by the American Land Title Association which are the strictest survey standards in the nation. Typically an ALTA survey may be requested for commercial property acquisitions or simply requested by out of state clients who are unfamiliar with Florida's own standards. An ALTA survey is a more costly survey but in many cases, once a client is familiar with Florida standards, they many times will no longer require an ALTA survey. A client requesting an ALTA survey must also provide a completed checklist outlining the items desired on the survey. This checklist can be obtained along with the standards by visiting the American Land Title Association website - a link to this can be found on our Links page.

What is Mean High Water?

In general terms, Mean High Water is the boundary separating upland ownership of property and State owned submerged lands. When dealing with property along tidal waters, the State owns any land lying seaward of the Mean High Water line. In a few cases, navigability of the water body may be taken into account when establishing State owned lands. The Mean High Water line is established by observations of tide levels and basically comparisons made to tidal benchmarks and tide observation stations maintained along the coastline. The elevation of the Mean High Water line is established and therefore then represents the correct boundary line. Although dependant upon the location of tidal benchmarks as related to the subject property, determining a Mean High Water line in most cases is a time consuming and costly service but one which we can provide.

Do you offer site development and construction layout?

Landtech does not offer site planning or engineering services but we will work with a client's architect, planner or engineer to provide construction layout services for additions and renovations, custom home development and smaller commercial projects. We will be happy to work with owner-builders and are able to provide everything from site plans based upon an architect's plans up through to completion of all construction. We will provide all information necessary for planning and zoning departments and either city utility services or well and septic systems.

What is a Condominium survey?

A Condominium survey is a type of boundary survey based upon the language detailing ownership as found in the Condominium documents. These "Condo Docs" are basically the legal description to which a Surveyor will refer when providing a survey. Every Condominium is created with details outlining the extent of ownership. This could be to the inside face of walls in the unit or to the inside face of the outer shell. The perimetrical boundaries are different from one condominium to the next and will also include vertical ownership details as well (e.g., floor to ceiling). Surveyors must be provided access to the inside of the unit to perform a condominium survey.