• Contact Us |
  • Blog |
  • Updates
Bookmark and Share

Request a Land Surveying & Civil Engineering Quote

It is our pleasure to have the opportunity of potentially working with you! Please fill out the information below to the best of your ability. This will allow us to pre-research your matter before calling you as we value your time.

Step 1 of 3

33%
    Please note that when you select a survey type above a description will automatically appear below to help you better understand if that is the service you need. You may pick more than one service at a time so that you can compare the different services.
  • Zoning Location Survey - Many municipalities may require the submission of a Zoning Location Survey Map for residential construction on a single lot. A Zoning Location Survey Map shows the location of an existing or proposed improvement with regard to the local municipal building setback requirements. This type of map may be used as a plot plan to obtain variances or permits or as an as-built map to obtain a certificate of occupancy.

    The primary purpose of a Zoning Location Survey is to demonstrate compliance or non-compliance with any applicable zoning setback requirements. As such, a Zoning Location Survey may only depict a portion of a property. The only improvement that needs be shown on a Zoning Location Survey Map is the existing or proposed improvement that is the focus of zoning compliance. The intended purpose of the Zoning Location Survey and the scope of the improvements depicted are commonly clarified in notes, unless they are clearly represented on the map.
  • ALTA Survey - Many nationwide Title (Insurance) Companies request American Land Title Association (ALTA) Survey maps for transactions of Commercial and Industrial Properties. An ALTA Survey is the most comprehensive type of survey performed and one that depicts or notes all important issues of record and related field locations that may affect the possible use of a property. There are strict standards for performing these surveys as well as an Item Checklist request form to consider. Costs can vary depending on the extensiveness of the checked items, but often greatly exceed the cost of a Property Survey. The high costs are attributed to the need for the land surveyor to perform sufficient work to render a professional opinion as to where the actual property boundaries are. Extensive town hall records research is often required to establish the locations of the boundaries. Any existing boundary line discrepancies with adjoining properties are disclosed during the course of the survey. Additional statements regarding what is and what is not depicted on the survey map are also generally required.
  • Property Line Delineation - This service consists of marking your property line with either stakes, iron pins or monuments at a frequency of your choosing.

    In many cases, property corner marking and property line staking cannot be provided until a current survey of the property is performed. In addition, a preliminary investigation of the subject property must be made in order to determine the validity of all existing property lines from the map used to generate them. Relying on another surveyor’s map to stake property lines can be risky and may result in a boundary dispute with your neighbor. This point is made because there are actually many defective survey maps recorded within a municipality’s local records. A thorough evaluation of field locations and records research is always recommended and should always be made prior to the setting of any physical boundary markers or stakes. It is also recommended that a Property Survey Map or Perimeter Boundary Survey Map, that is suitable for filing at the local land records office, be created by the land surveyor once the subject property is surveyed and property lines are clearly established. Once this map is created, it should then be filed at the local land records office to serve notice to the public, as well as, other land surveyors that your property boundaries have been both mapped and staked.
  • Property As-Built Survey - Many municipalities require that a Property As-Built Survey be performed following construction on a site and prior to issuance of a Certificate of Occupancy. A Property As-Built Survey typically involves locating new and existing structures, utilities, driveways, septic systems, wells, and other improvements to ensure that a site was built according to the site plan approved by the municipality’s land use agencies. The boundaries depicted on a Property As-Built Survey Map may be based on existing mapping that first must be confirmed to be correct. Otherwise, a survey of the entire property must be performed to serve as the base map for the Property As-Built Survey.

    If you are involved in a construction project, chances are that a Property As-Built Survey will be required by the local municipality to ensure that the improvements were constructed according to the approved plans.
  • Road As-Built Survey - Following the construction of a new roadway or roadway where improvements have recently been made, many municipalities require that a Road As-Built Survey be performed and submitted prior to the roadway being accepted as a public road. The Road As-Built Survey Map, which displays the finished grade topography, as well as, all improvements made within the road Right of Way, is based on field data collected during and after construction and is generated to an “A-2″ standard of accuracy. The Road As-Built Survey Map may include utility lines (i.e. gas, water, electric), sewer mains, drainage systems, and stormwater management areas constructed for stormwater quality and detention purposes. The inverts of all existing and installed pipes are also provided on the As-Built Map.

    Prior to a roadway being accepted by a municipality, the Road As-Built Survey is reviewed and compared to the roadway design plans that were approved by the municipality to ensure that the roadway was constructed according to the plans. If the municipality finds that the roadway was constructed as proposed on the approved design plans, then the road is accepted by the municipality as a public road.
  • Floodplain Elevation Certificate - Floodplain Elevation Certificate Forms are issued by the United States Federal Emergency Management Agency (FEMA) and commonly require information to be stated regarding the location and elevation of a structure or building with regard to the base flood elevation in the area. The Elevation Certificate is an administrative tool used as part of the National Flood Insurance Program (NFIP) to provide elevation information necessary to ensure compliance with local floodplain management ordinances, determine the proper flood insurance premium rates, and support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision Based on Fill (LOMR-F).

    An Elevation Certificate is required in order to properly rate post-FIRM buildings (buildings constructed after the publication of the Flood Insurance Rate Map (FIRM) of an area) in specific flood insurance zones. The Elevation Certificate is not required for pre-FIRM buildings ((buildings constructed prior to the publication of the Flood Insurance Rate Map (FIRM) of an area) unless the building is being rated under the optional post-FIRM flood insurance rules. As part of the agreement in making flood insurance available to communities, the National Flood Insurance Program requires the communities to adopt a floodplain management ordinance that specifies minimum requirements for reducing flood losses. One such requirement is for communities to obtain the elevation of the lowest floor (including basement) of all new and substantially improved buildings, and maintain a record of such information. The Elevation Certificate provides a way for communities to document compliance with the adopted floodplain management ordinance.

    Potential Removal of Flood Insurance Requirement
    An Elevation Certificate is sometimes used to remove the requirement for flood insurance on a property that lies along a floodplain boundary where the structures and buildings on the property are outside of the floodplain. It is important to note that use of this certificate does not necessitate a waiver of the flood insurance purchase requirement. Only a Letter of Map Amendment (LOMA) or Letter of Map Revision Based on Fill (LOMR-F) can amend a Flood Insurance Rate Map (FIRM) and remove the Federal mandate for a lending institution to require the purchase of flood insurance. Nonetheless, even if a Letter of Map Revision Based on Fill (LOMR-F) or Letter of Map Amendment (LOMA) has been issued, it is ultimately up to the lending institution whether or not flood insurance will be required for a property. To read more about the Letter of Map Amendment and Letter of Map Revision Based on Fill process, please visit www.fema.gov/plan/prevent/fhm/fmc_loma.shtm at the Federal Emergency Management Agency (FEMA) web site.

    Elevation Certificate Survey Process
    As part of the survey process for the completion of an Elevation Certificate, the land surveyor must become aware of benchmark points and elevations in the area in question. Typically, survey elevations for an Elevation Certificate are tied to National Geodetic Vertical Datum (NGVD) 29. Sometimes these benchmark points may be located a great distance from the project site. In these instances, it is necessary for the survey field crew to “carry” an elevation from a known benchmark to the project site. Once a benchmark is set on the property in question, the survey field crew determines building and garage floor elevations, highest and lowest grades adjacent to the building, and lowest elevation of machinery servicing the building. During the survey, photographs of the building are also taken. Once the necessary field information is collected, it is then used to fill out the Elevation Certificate form and determine whether or not a structure resides within the floodplain. Once the form is completed, it is then reviewed and certified by either a licensed land surveyor or engineer and is ready to be submitted.
  • Construction Staking - Construction layout and staking refers to the field marking of construction improvements proposed on a site. Construction staking may be in the form of rough preliminary stakes (for displaying the general location of construction improvements) or precise staking for actual construction purposes. Rough preliminary staking may be necessary during the local land use approval process to show the proposed location of construction improvements to local land use officials and the public. It may also be needed by contractors during the early stages of construction to give the site contractors an idea of how the site will be constructed. Precise staking is performed during the actual construction of improvements on site.

    Construction stakes are typically used to mark out site construction improvements which include building corners, edges of pavement, drainage structures, sanitary sewer structures, septic systems, wells, utility lines, sidewalks, driveways, and various other construction entities. If requested, construction stakes can also be set to display the elevation of a construction improvement with the amount of cut or fill required to achieve the desired elevation. It is always very important that the surveyor performing construction layout and staking services always works from construction plans that have been approved by the client as well as all pertinent regulatory agencies.
  • Property Survey - A Property Survey is typically the most comprehensive type of survey needed for residential purposes and the only type of survey (with the exception of an ALTA Survey) that depicts or notes all the important issues of record and related field locations that may affect the possible future use of the subject property. A property survey may sometimes be referred to as a home survey, house survey or lot survey. The land surveyor performs a conscientious review of all available research and mapping to render a professional opinion as to the location of property lines. Any existing boundary line discrepancies with adjoining properties would be disclosed during the course of a Property Survey. Occasionally, extensive town hall records research is required to establish the locations of these boundaries. A Property Survey is the only type of survey that is not “qualified” in some respect, meaning that it depicts all the issues mentioned above along with all improvements on the subject property and also does not show reliance on a map previously prepared by another surveyor with respect to the boundaries.
  • Lot Line Revision - A Lot Line Revision includes providing all necessary services so that you may revise your lot line with a neighbor. This will include preforming a property survey as well as potentially providing soils testing, wetlands delineation and a topographical survey depending on the Town you live in. Prior to providing you a quote our office will research the Town/City that you live in to confirm that we are quoting the appropriate services for you.
  • Subdivision / First Cut - A First Cut, Subdivision or Resubdivision is the process of creating multiple building lots from a single property. The differences are as follows:

    First Cut - You are eligible for a first cut if your property has not been split off from another property since prior to the creation of Subdivision Regulations in the Town/City your property is in. This process would allow you to create one additional building lot and the process is simple in that statutorily the plans are not reviewed by the local Planning Commission.

    A Lot Line Revision includes providing all necessary services so that you may revise your lot line with a neighbor. This will include preforming a property survey as well as potentially providing soils testing, wetlands delineation and a topographical survey depending on the Town you live in. Prior to providing you a quote our office will research the Town/City that you live in to confirm that we are quoting the appropriate services for you.
  • Topographic Survey - Topographic Surveys are performed to generate maps that display the elevation data and terrain of a property. The elevation data, which is typically depicted by contour lines and spot elevations, can be prepared using different methods that depend on the scope and requirements of the project. Topographic surveys are typically required by local land use agencies and commissions when a property owner or developer is interested in making improvements to a piece of land.

    On small projects, such as house plans or small commercial site development plans, field generated topography is typically the the most cost effective method that can be performed in an accurate and timely manner. Field generated topography is generally represented as conforming to strict “T-2″ standards of accuracy. For larger projects, such as subdivisions or multi-use commercial site development plans, topographic data can be generated through the use of Aerial Photogrammetry. This type of map, which can take weeks to complete, is derived from aerial flight-lines, photographs, and survey ground control of tight vertical accuracy that is tied into the subject property’s boundaries. The resultant accuracies of Aerial Photogrammetric methodologies are generally sufficient for overall site design work, with areas requiring greater detail being augmented by field topography conforming to “T-2″ standards.
  • Perimeter Boundary Survey - Perimeter Boundary Surveys are performed when a property owner is interested in establishing the boundaries of a piece of land with relationship to existing natural features and man-made structures that lie near the property boundaries. A Perimeter Boundary Survey Map displays all man-made structures, natural features, and recorded easements within 10 feet of the property boundary lines. In addition, the land surveyor performs sufficient work to render a professional opinion as to where the property boundaries are. Any boundary line discrepancies with adjoining properties that exist would be disclosed during the course of a Perimeter Boundary Survey. In some cases, extensive town hall records research is required to establish the location of these boundaries. Perimeter Boundary Surveys differ from Property surveys in that they only show existing natural features, man-made structures, and easements of a site within 10 feet of a property line, where a Property survey shows all existing natural features, man-made structures, and easements within a property. A Perimeter Boundary Survey Map can typically be prepared at a variable cost reduction as compared to a full Property Survey and under certain circumstances can be used for land conveyances following consultation and approval by legal counsel.

    In many cases, property corner marking and property line staking cannot be provided until a current survey of the property is performed. In addition, a preliminary investigation of the subject property must be made in order to determine the validity of all existing property lines from the map used to generate them. Relying on another surveyor’s map to stake property lines can be risky and may result in a boundary dispute with your neighbor. This point is made because there are actually many defective survey maps recorded within a municipality’s local records. A thorough evaluation of field locations and records research is always recommended and should always be made prior to the setting of any physical boundary markers or stakes. It is also recommended that a Perimeter Boundary Survey Map or Property Survey Map, that is suitable for filing at the local land records office, be created by the land surveyor once the subject property is surveyed and property lines are clearly established. Once this map is created, it should then be filed at the local land records office to serve notice to the public, as well as, other land surveyors that your property boundaries have been both mapped and staked.
  • Compilation Survey - Compilation Surveys, or Class “D” Maps, can be prepared when there is sufficient existing mapping around the entire subject property. This mapping may include information in the form of actual survey maps or adequate boundary descriptions in deeds. In both cases, the source of each boundary line utilized must be proven as being reasonably justified in order to be relied upon to compile a map. It is important to note that these compilation survey maps may not require field work to be performed. As such, the surveyor assumes no responsibility for showing correct boundaries. Compilation survey maps should not be used for property conveyance or for mapping that shows location with relation to a property line.

    Compilation survey maps, which sometimes include topography and general layout of an existing site, may be utilized as base maps for initial phases of site development planning and design to determine the relationship with other properties and existing site features. While a limited records research must be performed, compilation surveys can be prepared at a fraction of the cost of other types of surveys.
  • Title Search - The first phase of nearly every land surveying project is to perform a Title Search of the property being surveyed. During a title search, the land surveyor must become aware of all critical features and legal aspects of the property. In order to do this, the land surveyor must obtain and investigate the deeds and any other information available for the subject property within the local land records. In addition, it is also typically necessary for the land surveyor to obtain deeds and other available information on the properties and roadways which abut the subject property from the local land records.

    When going through the title research, the land surveyor studies deeds, referenced maps, and other information to determine the monuments, natural features, or man-made structures that are described as pertaining to the property boundaries. In addition, the surveyor also must determine the rights that a property owner or possibly adjacent property owners or municipalities may have over the subject property. For example, a property which borders a subject property may have access rights over the subject property in order to access their property. Other times, a municipality may have an easement over a subject property that has a municipal stormwater or sewage pipe running through it. These rights granted to parties other than the subject property owner can greatly limit the property owner’s ability to develop or make improvements to their site.

    Title searches performed by a land surveyor are usually completed with a much different goal than a title search performed by an attorney or title company. A title search performed by a land surveyor primarily involves the research of boundaries, easements, restrictions, and other matters that can be mapped for the subject property. Many times a land surveying title search must trace back to a period of time far beyond the 40 years required of title companies in order to find the location of a piece of land by owner called out in a deed that may date back to the mid 1800’s. Title searches performed for strictly legal purposes disclose other matters, such as liens, and are not necessarily geared toward finding and establishing property boundaries.

    Once the land surveyor conducts the title search for a property and becomes familiar with the important aspects of a property, they are then able to proceed to the field work stage of the land surveying process. With a solid grasp of the important features identified during the title search of a property, the land surveying field staff then conducts a search to locate these features. Once the key features of a site are found and located using the survey equipment, the collected data is then compiled and used by the land surveying office staff to determine and plot the boundaries of a property as part of an “A-2″ survey map. Once the property boundaries of a property are establishes, it is then possible for the land surveyor to generate a Legal Description that can be used to confirm or revise an existing description or to compose a new description.
  • Company
    • About Us
    • President’s Message
    • Staff
    • Location
  • Services
    • Overview
    • Civil Engineering
    • Planning
    • Land Surveying
    • Environmental Services
  • Markets
    • Overview
    • Commercial
    • Retail
    • Residential
    • Institutional
    • Municipal
  • Careers
    • Overview
    • Work/Life Balance
    • Benefits
    • Opportunities
  • Regulations
    • Overview
    • Local
    • State
    • Federal

143 West Street
Suite E
New Milford, CT 06776
Phone: (860) 354-9346
Fax: (860) 350-4419

Howland Updates:

  • Howland & Associates Helps New Milford Parks & Rec

    Our office recently helped the Town of New Milford Parks and Recreation Department.  The Department,…

  • Girl Scout Camp Almost Ready to Open!

    It was a pleasure to work with the Girl Scouts of America and Westchester Modular…

  • Danbury, CT Apartments Rise From the Ashes

    As you may be aware, a fire ran rampant through the apartment complex at 7…

  • ‘Green’ Solution Found for Proposed Library Parking – Porous Asphalt

    From Susan Tuz of the New Milford Spectrum: “Municipalities throughout the state and New England…

  • Home
    • |
  • About Us
    • |
  • Contact Us
    • |
  • Site Map
    • |
  • FTP
    • |
  • Terms of Use