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“plot plan” versus “boundary survey”
“plot plan” versus “boundary survey”
question – if a surveyor performs a “plot plan” for a client, using say a tape measure, or other imprecise instruments, and not recorded with the county, would that be considered a bona fide survey?
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Hard to say. Taped measurements can be more precise than other types of measurements under some circumstances. Around here a plot plan is not a boundary survey regardless of what measurement devices are used if that’s what you’re asking.
A plot plan to me is to locate a proposed home on a existing lot for reeviewing agency aproval with a building permit. Alway have done some boundry work prior, especially when the lot is tight, then usually required boundary. Depending on the purpose you can not get out of your overall responsiblity.
I ask because I’ve read in the American Bar that: “there are… many types of land surveys: boundary surveys, topographic surveys, plot plans, subdivision maps, ‘as-built’ surveys, and so forth. Each serves a different purpose, and they are not interchangeable.”
And, my understanding is that anyone can do a plot plan. So, a plot plan doesn’t necessarily require the skill set of a surveyor.
I have seen plot plans where no measurements were taken. Everything was plotted from the record. Assessor’s maps are an example. Your state should have a statute defining what land surveying is or isn’t. Our state has a definition for land surveying and another for engineering surveying. Some of you Bar definition could cross over onto the engineering side depending on the circumstances in this state.
I found over a dozen definitions in the law library. They all say a scaled drawing but after that it varies.
The American Bar Association can offer its opinion but to my knowledge has no legal authority. It is State law and State Boards rules and regulations that PLS??s have to comply with.
@r-leonard Would likely be state specific. Anyone may be able to draft a plot plan but when a licensed/certified surveyor prepares one with boundary information, then it can be construed to be a boundary survey. If a homeowner or builder prepares one with your boundary information, then they likely are not held to the same standard.
There may be some notes you can add to the plan to include “this is not a boundary survey”, or plan is prepared from existing information and not a boundary survey.
generally speaking, though, wouldn’t it be true that once it’s a “boundary survey” it needs to be recorded? Anything less would not need to be recorded?
My question is “Why do you need or want a ‘bona fide’ survey?”
Seems like a circuitous line of reasoning, or just curiosity.
Bone fide’ surveys are generally required by statutes for certain circumstances, and by others with money they want to protect with the same.
curious question.
Well, if i’m buying a service from a surveyor and they’re offering either a plot plan ($500) versus a boundary survey ($1000), and they are essentially the same map, what is the difference? My guess is the extra money I’m paying is for a stamp on a plan that’s recorded, and the assurance that what’s depicted is accurate?
once it’s a “boundary survey”
How does that work? A boundary survey is more than measurements or plotting deed lines.
@r-leonard
then to answer your first question, no a plot plan at 500 dollars is not a bona fide survey. Sounds like what we call in Colorado an ILC or improvement location certificate, and it states that it is not a survey, and can’t be relied upon for more than just circumstantial evidence as depicted from the field, no boundaries, etc, only apparent things.
And it’s only prepared by a surveyor, but not a bona fide survey.
the question for you is if you only need a plot plan to play with which ever review or regulatory agency you’re working with to push along a project, then that’s the best option. 1000 dollar bona fide survey doesn’t exist in the offices I’ve worked in, so I’d be careful with what you’re being offered.
just my $0.02, and I’m not licensed yet, so there’s that too….
????
It would be against the law in my state for a licensed surveyor to be offering anything other than a certified boundary survey if indeed the boundaries are shown. There is but one flavor. A topographical map showing improvements such as fences buildings etc without a certified boundary opinon is a different animal.
I would never prepare a plot plan without doing a boundary survey. I??d be happy to prepare a plot plan and charge you for a boundary survey if it would make you feel like you were getting a deal. A boundary survey is defined by the work done not a title on a map. Any requirements are the minimum many surveyors do more than the minimum required.
I guess all I’m saying is I believe these are two very different products. I can go to USA Site Plans and they offer Site Plan/Plot Plans for Permits. They’ll probably have a disclaimer saying its not a survey, although their maps will show boundaries and look fantastic. However, it seems to me I would be unwise to build a fence on my line unless I really had an “bona fide,” stamped, registered/filed map showing exactly where the line was.
Would likely be state specific. Anyone may be able to draft a plot plan but when a licensed/certified surveyor prepares one with boundary information, then it can be construed to be a boundary survey.
It absolutely sounds like something state specific.
Isn’t the “can be construed to be a boundary survey” the part that has gotten some of the companies that deed plot and overlay on aerial into some hot water with various boards?
I would expect something called a plot plan to have enough information on it that it would fit into the category of something similar to the products offered by those online deed plot companies.
It may be that in some states not just anyone can draft something and call it a plot plan. Some states would probably even view a plot plan as likely to really have needed to be called either a boundary survey or a mortgage/improvement inspection/survey and the standards in place for that state would have come into play for whichever the case may be.
contact your local authority for fencing permits.
If they require a land survey(bona fide) that’s the deal.
If it’s a plot plan, and you’re living in a subdivision with decades of fence occupied lines, get the plot plan, file the permit, and boom, get the fence built.
If you’re establishing the first fence, you’d be wise to get a real survey.
I only needed an ILC (plot plan) and my neighbor’s agreement on what type of material and he even helped me build.
Good neighbors are awesome.
Good luck!
@r-leonard not necessarily. If you have two property corners and want to put a fence between the two, just string a line between both and install the fence. You don’t need a boundary survey to install a fence but you take the liability that those two property corners mark your property line.
Not all work products of licensed surveyors must be recorded. In fact, some States do not require a legitimate boundary survey to be required at all. So, this is definitely State-specific.
What I think of as a plot plan and what I think of as a boundary survey are two totally different products. The middle ground represented as an Improvement Location Certificate or Mortgagee Title Inspection is a very different third type of work, but, must be signed and sealed by a licensed land surveyor WITH THE STATEMENT that it is not a survey and should not be used as such.
A plot plan is not a survey. It is the sketch the architect makes which shows how the new project will supposedly fit on the lot.
It could be different elsewhere.
@r-leonard If they did not do a boundary and subsequently mark your corners and/or lines for a fence how would you know where to build it ?
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