PS Module 2: Professional Survey Practices

What research must a surveyor perform before going to the field?

A thorough records search including: (1) chain of title for the subject parcel and adjoiners, (2) recorded plats and maps, (3) prior surveys and corner records, (4) easements and encumbrances of record, (5) road and right-of-way records, (6) applicable subdivision records, and (7) any other records that may affect the boundary. The depth of research depends on the complexity of the survey, but inadequate research is a frequent basis for professional liability claims.

What are the minimum requirements for a survey plat/map?

A complete survey plat typically includes: (1) north arrow and basis of bearings, (2) scale, (3) legend, (4) boundary lines with bearings and distances, (5) monuments found and set, (6) adjoining property identification, (7) improvements and encroachments, (8) easements, (9) area, (10) surveyor's signature and seal, (11) date, and (12) certification. Specific requirements vary by jurisdiction and survey type.

What is the purpose of a record of survey?

A record of survey is a map filed for public record that documents the results of a field survey. It is typically required when new monuments are set, when the surveyor finds discrepancies with the record, or when subdividing land. It provides future surveyors and the public with a permanent record of the survey findings, measurements, and monuments.

What is an ALTA/NSPS Land Title Survey?

A survey prepared according to the Minimum Standard Detail Requirements adopted jointly by the American Land Title Association and the National Society of Professional Surveyors. It provides detailed information about boundaries, improvements, easements, and encroachments for real property transactions and title insurance purposes. The current standards are the 2021 standards (effective February 23, 2021).

What is the relative positional accuracy requirement for an ALTA/NSPS survey?

2 cm (0.07 feet) plus 50 parts per million (ppm). This means for any two points on the survey, the allowable positional uncertainty is 0.02 m + 50 ppm of the distance between them. For example, over 1,000 meters the tolerance is 0.02 + 0.05 = 0.07 m.

What are Table A optional items on an ALTA/NSPS survey?

Table A lists 20 optional survey responsibilities that the client may request beyond the minimum standard requirements. Examples include: monuments placed at corners (Item 1), flood zone classification (Item 8), location of utilities (Item 11), wetlands boundaries (Item 19), and parking counts (Item 6). The client and surveyor negotiate which Table A items apply for each survey.

What is a chain of title analysis?

A systematic examination of the sequence of recorded documents transferring title to a parcel from the sovereign (government) or common source to the present owner. The surveyor traces the conveyance history to identify senior/junior rights, the evolution of the legal description, any discrepancies between successive conveyances, and encumbrances that may affect the boundaries.

What should a surveyor do when deed descriptions conflict with occupation?

The surveyor should: (1) carefully analyze the evidence (deeds, plats, monuments, occupation, testimony), (2) determine the most probable location of the boundary based on the totality of evidence and applicable legal principles, (3) report the discrepancy and the basis for their opinion, and (4) NOT simply accept either the deed or occupation at face value. The surveyor must apply professional judgment informed by boundary law — they are not merely a technician plotting coordinates.

What is the purpose of a corner record?

A corner record documents the establishment, re-establishment, or restoration of a survey corner. It preserves the evidence found, the basis for the corner position, the type of monument set, and reference ties. Corner records create a permanent public record so that future surveyors can locate and evaluate the corner without repeating the original research and analysis.

What monumentation standards should a surveyor follow?

Monuments should be: (1) durable and reasonably permanent, (2) clearly identifiable as survey monuments (stamped cap, tag, or mark with the surveyor's license number), (3) set in stable locations unlikely to be disturbed, (4) of the type and material required by applicable standards or regulations, and (5) adequately referenced with ties to other monuments or permanent features. The specific requirements depend on jurisdiction and survey type.

What is a basis of bearings and why is it important?

The basis of bearings is the reference direction from which all bearings on a survey are measured. It must be clearly stated on the plat (e.g., "bearings based on the north line of Section 12 as shown on the plat of XYZ Subdivision recorded in Book X, Page Y"). Without a clear basis, the survey bearings are meaningless because they cannot be reproduced by a future surveyor. Common bases include: a prior recorded survey line, geodetic north, or grid north of a specified coordinate system.

What is the difference between precision and accuracy in surveying?

Precision is the degree of consistency or repeatability of measurements — how close repeated measurements are to each other. Accuracy is the degree of closeness to the true value. A survey can be precise but inaccurate (consistently wrong), accurate but imprecise (scattered around the true value), or both. Professional surveys must achieve both adequate precision AND accuracy.

What is field verification and why is it essential?

Field verification is the process of confirming in the field what the records and calculations indicate — checking that monuments are in place, that occupation aligns with the record (or noting where it does not), and that the physical evidence supports the surveyor's boundary determination. A boundary opinion based solely on records and calculations, without field verification, is incomplete and potentially negligent.

What is a geodetic datum and why must surveyors specify which one they used?

A geodetic datum is a mathematical model of the Earth used as a reference for coordinate computations. Common datums include NAD 83 and WGS 84 for horizontal, and NAVD 88 for vertical. Coordinates are meaningless without specifying the datum because the same point on the ground has different coordinate values in different datums. Mixing datums without proper transformation introduces systematic errors.

What is the difference between a boundary survey and a location survey?

A boundary survey determines and marks the legal boundaries of a parcel based on the record description, evidence, and applicable law. A location survey (or improvement location certificate/report) shows the location of existing improvements relative to apparent boundaries but typically does NOT include a full boundary determination, research, or corner monumentation. A boundary survey is a higher standard of practice.

What does ALTA/NSPS require regarding evidence of utilities?

The surveyor must show evidence of utilities observed in the field (manholes, meters, poles, transformers, pedestals, junction boxes, etc.) on the plat. If Table A Item 11 is requested, the surveyor must also show utility locations based on plans and/or markings provided by utility companies. The surveyor should note that underground utilities may exist that are not shown.

What are the key GNSS survey considerations for boundary work?

Key considerations include: (1) proper control network and coordinate system, (2) sufficient observation times for required accuracy, (3) multipath avoidance, (4) datum and epoch consistency, (5) transformation quality between GNSS coordinates and local/grid coordinates, (6) combined scale factor application, and (7) verification of GNSS positions against conventional measurements. GNSS positions must be tied to the local survey framework, not used in isolation.

What are the key principles of deed interpretation for surveyors?

(1) Read the deed as a whole — no clause in isolation. (2) Give effect to the intent of the parties. (3) Apply the evidence hierarchy when descriptions conflict internally. (4) Construe the deed against the grantor when ambiguous. (5) Consider the circumstances at the time of the grant. (6) A deed conveys something if it can — prefer interpretations that give effect over those that void.

When must a surveyor set monuments?

A surveyor must set monuments when establishing new boundaries (original surveys, subdivisions) and typically when retracing boundaries where original monuments are missing or destroyed. The surveyor should NOT set a new monument where an original monument is still in place and identifiable. Monuments should be set at all boundary corners, angle points, and other points necessary to define the boundary on the ground.

What is the surveyor's role when encountering evidence of unwritten rights?

The surveyor should: (1) recognize and document evidence of potential unwritten rights (fences, walls, occupation, long-standing use), (2) report these observations to the client, (3) note them on the survey plat, and (4) advise the client to seek legal counsel if the unwritten rights may affect the boundary or use of the property. The surveyor identifies the physical and documentary evidence — the legal determination of whether unwritten rights exist is ultimately for the courts.