Look for help from someone that is familiar with a condominium plat. From the examples I have looked at, it appears to me that it is just a typical boundary plat that show the location of each condo on the lot.
> Look for help from someone that is familiar with a condominium plat. From the examples I have looked at, it appears to me that it is just a typical boundary plat that show the location of each condo on the lot.
It depends on the jurisdiction, but typically condo plats have to have interior dimensions for each unit, with each unit on a separate sheet for conveyance purposes.
Keep in mind, the unit itself is what is being conveyed - each owner typically owns to the "back of the paint", with Limited Common Elements such as decks, parking spaces, etc. being added to the unit as well.
However an "old fashioned survey" does still have to be performed on the parcel as well.
'scuse me for saying...
but this really looks like someone working outside their area of expertise!
Hire a consultant to help you with your first condo project so that you get it right and take care of the client and the public who you are supposed to take care of. Your license will thank you for it. To tell you the truth, you will probably loose more money doing the job without the consultant than you will with the consultant.
I have lots of experience with condos and have even had to clean up some projects that were done by surveyors that did not know what they were doing. Please get someone on board so you can learn to do it right. Thanks in advance!
I agree. Most condominium plats require interior measurements to the party wall between each unit, as well as exterior units in relation to the property line. Quite involved and not done quickly, depending on the # of units! All of the plats require interior dimensions with square footage shown.
Good point concerning the expertise; definitely hire a consultant on this one.
It varies from condo plat to condo plat which interior measurements are needed, and those dimensions or ownership definitions should be written into the condo docs. I agree that you should partner up with someone who is familiar with condo plats before attempting this!
I worked on two different condo plats and the interior dimensions needed for each one differed, with one of them requiring measurement before the drywall went in (big scheduling hassle there).
The interior is a big PITA, especially when ceiling heights vary all over the place. Sorting out common space from condo space can be tricky without a lot of help from the client.
Then there is the client that does not know either.
They have hired you to get it done.
We don't even know whether this is a condo conversion of some apartments or a new building. They are different. Or maybe it is a commercial condominium plan.
Lots of things for you to do over and over until you get it right. The consultant will save you money and grey hair!
> We don't even know whether this is a condo conversion of some apartments or a new building. They are different. Or maybe it is a commercial condominium plan.
In WA the variation on a commercial plan is called a Binding Site Plan. Not that there aren't commercial condominiums, they are different too.
If you live in a state with a coast, you could even have a marina condominium plat.
Lots of things to concider that don't come up in a normal plat (if there is such a thing....;-) )
Cheers,
Dugger
Speaking of internal measurements:
Now's the time to get that Disto (or other like device) that you've been wanting. It will pay for itself with this project.
Good Luck! Condos aren't that difficult, just time consuming.
Check the "Condominium Act" for your state. That should explain what is required along with the language that needs to be stated on the plat. Or at least it does in Va.
There will always be a minimum of one not-so-experienced attorney involved who is also attempting to interpret the Condominium Act to the benefit of his/her client.
We have a pretty well established process in MA and I do a few of these each year.
I think that the most important consideration is that the grantee is purchasing a three dimensional 'cube' in space and our plans need to be reflect that ownership. It must be possible to re-produce that 'cube' in space... (of course it's not really a cube, but you get the picture.)
1) Read your State Condominium Act.
2) Order several recent Condo Plats produced by respected companies for an example. Beware - quality can be vastly different.
3) Try and get the constructions plans. These will help you identify thicker utility walls.
4) Talk to the attorney to find out your responsibilities and how the unit should be labeled and what is 'LCE' limited Common element, "CE" Common element. The unit number system depends on how the attorney/title company wants to see it. It could be as simple as just sequential numbers or something like 100N, 100S etc. We ususally number garages as "G1", "G2" and parking spaces as "P1" "P2" etc, but it all depends. The attorney may or may not whant you to calculate unit/garage areas.
5) Send a preliminary PDF for review. Condo's usually require a great number of prints - so you don't want to send out 30 prints just to find out you have a typo or something is missing.
6) If the units are occupied (conversion) have someone who represent the owner/builder be with you during your measurements. Don't want to be accused of theft.
Good luck - they are not bad when you get the hang of it. Usually the worst problem is with multilevel floors & ceilings, and balanceing out the interior dimensions with the exterior footprint. At least it doesn't rain or snow inside a condo.
Very interesting thread. I'm not sure aboiut other states, but surveyors generally don't measure the interior of the unit, thats defined by the architects plans.
Ususally we define the 'homesite' area, if they are detached units, and what is LCE, CE or the unit owners. Then we describe on the plat, what 'NEED BE BUILT' and 'NEED NOT BE BUILT'
different states do different things.
Joe
We definitely go inside in Illinois.
SURVEYLTD above has sound advice.
Expect these to take twice as much time as you would initially think.
Our state requires the certification for the inside of the building to be signed by a licensed engineer. Exterior only can be signed by a licensed surveyor
From what I remember here in Arizona, the term "Horizontal Property Regime" was a legal term used to describe a condo plat. It's been a while, but it seemed that the construction/architectural plans were used as a reference as to each unit's size/square feet, and the legal descriptions needed to refer to such and such a unit #, per plans.....consisting of.....
best idea is to consult with someone in your area/state, where your local jurisdictions would apply. Didn't see which state you're from, but it's pretty clear from this thread that it varies a LOT (pun intended) from state to state.
Joe, I did a one story conversion condo couple years ago in Lake Havasu. I didn't know where to start in finding the rules, because I don't think they really exist at the state level (I could be wrong). My guess is they are viewed as a regular boundary survey.
The city accepted it as a site plan under normal site plan review process, and I filed a record of survey (for the boundary) that included N & E coordinates per unit.
That just doesn't seem right, but that is what they wanted. I don't know if I want to bother attempting that again
Wayne,
The project we worked on was many units, high-rise bldgs. I'm sure there are different rules for different types of condos everywhere you go.
rules, rules and more rules.....
