Thanks for the replies guys.
We have a rough idea what we think we can do it for but I like the feedback here as you guys do these things on a regular basis, I think. There are quite a few things they want that we normally don't do on a location certificate. Parking lot spaces is one. Building dimensions and height is another.
This lot was surveyed in 92 and they have confirmed that no new markers are to be set. Just reporting on what was found. Also its a quite area of town with barely any traffic so no time lost there.
The devil's in the details, but let's just say that you are looking at 3-5 days in the field and at least an equal amount of time in the office.
Final score for an ALTA price would depend on how many of the 2 dozen optional extra items are needed.
Mike Mac, post: 437961, member: 2901 wrote: This lot was surveyed in 92 and they have confirmed that no new markers are to be set.
perhaps i am misunderstanding this sentence (or even your local standards), but who are "they"? if boundary work has not commenced, i'm not sure how this statement is made. the ONLY thing or person who dictates to me whether corners need to be set is myself, based upon my understanding of local codes and requirements. i certainly would never rely on a client to make a determination as to whether i needed to set anything.
"They" being the corporation asking for this. We dont do ALTA's in Canada, at least in this province, so we had to advise such and tell them what we can give them. So it would either be a Location Certificate (normally done for banks or municipalities wanting to know if buildings, existing or under construction, are inside the lot. Or a Full Survey that would deal more with boundaries and setting corners.
I used to do a lot of ALTAs.
Almost every time a new one came up I would sit in a quiet place and read again the Full specifications. Sometimes I would spot something I may have been a bit negligent with in previous projects. Suggested.
best of luck, they are actually "just another survey"
Cameron Watson PLS, post: 437912, member: 11407 wrote: Brokers take a percentage cut of the transaction value. For larger commercial/industrial ALTA's I use that method along with what the title insurance cost is as a gut check against the fee I work up. I try to look at it from the perspective of how much is the survey worth.
That is exactly the way to do it - and what makes you a professional as opposed to a tradesman!
When I can not put a cost number on a project, I give them number to place in their budget column.
Mike Mac, post: 437806, member: 2901 wrote: We have been asked to do a ALTA for a Staples warehouse lot in an industrial park. About 8.7 acres and one big building on it...other pole lines, sewer easements etc. involved. and was surveyed in 1992 by a reputable local company.
So we don't do these in Nova Scotia but we can do basically the same thing in what we would call a location certificatefull survey comb.
Anyone want to advise about how much you would think a invoice would run for something similar where you are? We are just curious. We will look at it and price things as we think works for us.
I'm in the mid Atlantic area. I have no clue what the requirements in your area but the ALTA/NSPS requirements, depending on the schedule A items selected tend to make me drive my prices up as dealing with sometimes clueless lender closing reviewers, attorneys and title companies tends to eat up a significant amount of time and aggravation. Without seeing the schedule A items I would ball park the job at $10K.
Holy Cow, post: 437855, member: 50 wrote: Try your best to estimate what you think it will cost you in time at your standard rate. Triple that number.
I was gonna say quadruple it.
GIVE NO ESTIMATE UNTIL YOU HAVE A COMPLETED AND SIGNED TABLE A CHECKLIST!! Many ALTA "expert" firms "just want a standard Alta survey". There is no such thing. Your quote MUST be based on what they actually want. Otherwise you will get that email about "You did not shoot all the parking lot stripes!! That is a "standard" ALTA requirement". BS!!
I will not even give a quote until I have all of the data that ALTA/NSPS REQUIRE them to give me. How can you quote on "unknowns"? They should send you the Table A checklist, a copy of the Title Insurance Commitment report AND all supporting documents (ALL of that preferably in *.doc format). Then, and only then, will you know what you will need to do to complete the job.
Read the new specs since ACSM went away and was replaced by NSPS. Take a look at the part about the legal descriptions are required on the face of the drawing. Look at the Exceptions list evaluation statements they want. Remember, not all of those calls are a surveyors call to make. You can list them if required, but on those that are not relevant to a surveyor add a note that "This is not a survey matter."
Now, how much will you charge for a survey like that. Yes, you should not have any courthouse research time, but what have they added that you do not normally have to do? Those add time and I would bill all hours at my regular rate. They will squall, but you are in business to make money, not to go broke. An ALTA tries to put a TON of liability on your shoulders beyond the normal geometry of the boundary. Do not let them do that . ALL legal matters are on the Attorneys. You only accept the load of the measurement you make on physical objects in the field. So, how much is that worth?
Make your bid with a stipulation that any additional items requested will be done for X dollars per hour. Stick to your guns. Sometimes you may have to pass on a bid.
cptdent, post: 438291, member: 527 wrote: GIVE NO ESTIMATE UNTIL YOU HAVE A COMPLETED AND SIGNED TABLE A CHECKLIST!! Many ALTA "expert" firms "just want a standard Alta survey". There is no such thing. Your quote MUST be based on what they actually want. Otherwise you will get that email about "You did not shoot all the parking lot stripes!! That is a "standard" ALTA requirement". BS!!
I will not even give a quote until I have all of the data that ALTA/NSPS REQUIRE them to give me. How can you quote on "unknowns"? They should send you the Table A checklist, a copy of the Title Insurance Commitment report AND all supporting documents (ALL of that preferably in *.doc format). Then, and only then, will you know what you will need to do to complete the job.
Read the new specs since ACSM went away and was replaced by NSPS. Take a look at the part about the legal descriptions are required on the face of the drawing. Look at the Exceptions list evaluation statements they want. Remember, not all of those calls are a surveyors call to make. You can list them if required, but on those that are not relevant to a surveyor add a note that "This is not a survey matter."
Now, how much will you charge for a survey like that. Yes, you should not have any courthouse research time, but what have they added that you do not normally have to do? Those add time and I would bill all hours at my regular rate. They will squall, but you are in business to make money, not to go broke. An ALTA tries to put a TON of liability on your shoulders beyond the normal geometry of the boundary. Do not let them do that . ALL legal matters are on the Attorneys. You only accept the load of the measurement you make on physical objects in the field. So, how much is that worth?
Make your bid with a stipulation that any additional items requested will be done for X dollars per hour. Stick to your guns. Sometimes you may have to pass on a bid.
Glad to see you back here Dent.
Had kinda lost track of this site, but now I be's back to haunt and taunt as usual.
cptdent, post: 438291, member: 527 wrote: GIVE NO ESTIMATE UNTIL YOU HAVE A COMPLETED AND SIGNED TABLE A CHECKLIST!!
:gammon:
Well we sent in a estimate on Friday...3.5 times our normal fee for something similar. Guess we will see how it works out, if we even get it.
I will report back the outcome.
Well we got the go ahead yesterday...now comes the fun part.
Please update us when it's all over.
