A survey done with a pocket tape to the correct monuments is more accurate than a GPS survey done to the wrong monuments.
The best the actual manufacturers of the GPS equipment will claim (using static methods) is 5mm which is about 3/16". This is assuming the best sky visibility, lack of multi-path, etc at both receiver locations. This is a precise measurement but not accurate if the wrong monuments are used.
Feel free to scan the surveys and send me PDFs. Based on what I see I might be able to give you some guidance as how to proceed.
stephencalderpls@gmail.com
Stephen
Litigation is a very bad way to deal with these sorts of problems.
It is better to make friends with your neighbor and settle your differences yourself.
The Court will just turn it into a mess of a meat grinder that you get to pay for.
Was the wall built to a Survey 50 years ago? If so, I would say it is unlikely new Surveys based on measurements will prevail against the wall. Surveying is about physical monuments, not measurements.
It is true we have wonderful new technology such as GPS but that can't control long established boundaries.
> How was the survey done? There are different types of land surveying, with GPS being the most accurate. Measurements with GPS are accurate to within 1/16th of an inch. If one of the surveys done on the land (your neighbor's or yours) used GPS, it definitely has the more accurate result.
Wow.
Sorry guys, Whether to GPS or not to GPS has nothing to do with this man's problem.
There is the possible conclusion that both surveyors are correct. That being where in respect to each client's surveyor did survey what they purchased and the original surveys were in conflict of each other.
Without examples to work from and not knowing any details other than some apparent conflict exists, I would go to each surveyor and ask why their survey is correct and perhaps get some idea of how they came to their placement of the boundary in conflict. That is, if they are willing to discuss in any detail of what they actually did.
Should they open up, pay close attention to any other points of conflict between the two surveys.
This may be the case of two lots overlapping or two different subdivisions overlapping.
One surveyor may be using wrong information.
Both surveyors may be using wrong information.
Anyway, more information needs to be known and you are in the position to ask all the important questions, starting with the two surveyors.
Georges has a valid point, talk with your neighbor and perhaps the two of you can decide the matter yourselves and then you can tell a surveyor where to put the boundary.
"Title inspection report"
I'm skeptical too. Sounds more like a mortgage inspection thingy, and less like a survey.
Was that talladegals or talladegabs?
I see that whoever you are you registered 5 minutes before posting. This has to be some kind of advertising or setup. Seven feet difference isn't a precision problem. It is a difference in opinion or someone's bad work or something else entirely.
If the poster hired someone as he said to determine the property line, he should for one thing talk to that surveyor and ask what the other survey was and why his is that much difference. Maybe the earlier one wasn't an actual boundary survey, but also the poster needs to make sure he knows what he got.
Something is wrong with this picture. If this is a serious post, the surveyor who did the work for the poster "has some "splainin" to do. If he (the surveyor) was aware of the other alleged 10' encroachment, then he should have talked to the other surveyor and should be working out exactly what the differences are. He should also be suggesting potential solutions. This sort of thing can be handled by deed without going into a huge legal battle (or the wall or whatever might be able to be moved cheaper than a legal battle). If the party being encroached on, isn't concerned for the time being about the encroachment, he might be able to work out some kind of easement that has terms that it can be extinguished at a later date (or something). A legal expert might be able to come up with an amicable solution.
Forget this crap about whether or not GPS was used, and especially forget someone who is talking about 1/16ths of inches. That is complete BS claims of precision. I highly doubt a gps vector to be have that kind of precision vs. other measurement techniques.
What the are you talking about? This statement about GPS accuracy is wrong on many levels.
I was thinking the same thing ... seems like a set-up by two first time posters trying to stir something up ... probably the same person given the similarities in the user names and times of registration ..
Survey with error: Property Line State specific problem
In many states, physical evidence of the limits of occupation and control in place and unchallenged for 5, 10 or 15 years becomes the legal property line no matter what the deed says.
Many surveyors do not know or want to understand this legal premise but it has to do with the rights and responsibility of the land owner here in the US.
Ask the surveyor(s) to explain what process is used, in your state, to correct errors in the land records. If they cannot do that in a way you can understand them, or if they think a lawyer MUST be involved; FIND ANOTHER SURVEYOR!!!
Richard Schaut
Survey with error: Property Line State specific problem
Issue #1--Were both surveys conducted by licensed land surveyors to locate or establish the common boundary line between both properties? Or were they mortgagee title inspections or improvement location certificates. The last two items are not true boundary surveys and are subject to substantial error. In either case, the surveyor should have encouraged his client to switch to a boundary survey so as to better address the potential encroachment issue.
Issue #2--Assuming both surveys are true boundary surveys, they each represent the opinion of the individual surveyor who donducted it. The do not absolutely have to agree. However, the seven-foot difference seems to be far outside a common variance on an individual building lot.
Issue #3--Your boundary line may not be identical with what you think of as your neighbor's boundary line. There are too many ways for that to be the case to discuss them all on this board in a single post.
Issue #4--Attempting to work WITH your neighbor rather than AGAINST him in a courtroom is strongly recommended for many reasons. Good neighbors make for improved comfort where you should be the most comfortable---in your own home.
Tom,
You are spot on - on this one
Something is amiss here.
1) GPS = 1/16th of an inch - Yeah "whatever"
2) 7 feet difference tween 2 surveyors
1 = Button pushers w/ no common sense
2 = Mortgage Survey / ILC paper mill
GPS Surveying
> How was the survey done? There are different types of land surveying, with GPS being the most accurate. .
Now that's funny!
If you are performing lot surveys with GPS, you are using the wrong tool! With all of the tree canopy problems, how are you doing them in Talladega, Alabama?
Erroneous Advice
> How was the survey done? There are different types of land surveying, with GPS being the most accurate. Measurements with GPS are accurate to within 1/16th of an inch. If one of the surveys done on the land (your neighbor's or yours) used GPS, it definitely has the more accurate result.
If this is your best professional reply to the original posters concern then you need to have your license removed until you learn how to survey. What a bunch of crap.
Double wow !!
> Tom,
> Something is amiss here.
>
taladegals also put a link to "Taladega Land Surveyors" web site which looks like a good web site. I don't think the web site mentions GPS, or the precision of GPS, once. I wonder if this jerk is trying to make that company look bad. Any land surveyor would know that kind of claim would be shot down quickly on a land surveyor's web page.
Whether or not it's the same person that posted the question I don't know. It seems plausable that someone could be logging in for the first time to ask a question on a site they don't frequent. But I doubt it. It looks to me like the same person posted the question then the outrageous answer on purpose. They knew they would stir up a lot of discussion, and I suspect they also figured it would make the survey company look bad to other surveyors.
GPS is just another tool in the figurative toolbelt. Do not follow the advice of the first reply by Talledegas. Measurements are only a part of the survey. Measurements are pieces of evidence, along the the previous survey records, deeds, location of lines of occupation (fences,walls,etc.). All the evidence needs to be evaluated.
Survey with error: Property Line State specific problem
hi. California used to protect landowners with "adverse possession" law which gave u the land after long time period. But approximately 10 years ago the legislature (attorneys) changed the definition to "must pay property taxes on the disputed land to claim the land". Given it is impossible to pay proprty taxes on land you do not own, they basically gutted "adverse possession" protection.
So it is all about surveys. I will post the survey methods used when i get them. Note there are over 40 markers around my house.
Survey with error: Property Line State specific problem
this kinda of sheds some light on previous posts, I think - maybe todd is for real?
40 survey markers??
