Land Surveying or sometimes just called Georgia Land Surveying is a science of precisely determining the terrestrial and three-dimensional positions of points measured by distances and horizontal and vertical angles between them in the process. The coordinates of points are located on the Earth, on its surface and have purposes of:
- establish lines and create maps,
- boundary determination on the ground of property ownerships,
- government boundaries of right of ways,
- national forests and
- land that is owned by the states.
While performing Land Survey projects in Georgia, Land Surveyors use elements of:
- physics and
- the real estate law.
Boundary law and legal principles are very important aspects and used in everyday practice of Georgia Boundary Services and Boundary Land Surveyor in Georgia.
American Congress on Surveying and Mapping (which stands for ACSM), land surveying definition is:
Land surveying is a science and art of making all essential measurements to calculate the relative position of coordinates of points and physical improvements location on the ground, above ground and beneath the surface of the earth, where the depth and volume of resources can be measured.
Definition of Georgia Land Surveying could be described (together with ACSM terminology) as an accurate detailed investigation or inspection, where all the information evidence is gathered through field observations, through field measurements, property owners testimonials and questionnaires, and of course through research of legal documents, records and instruments. Detailed data analysis is performed in order to do proper real estate development planning, design of the improvements and establishment of property boundary lines. Recalculation and re-establishment of cadastral land surveys and Georgia Land Boundaries based on legal deeds and plats of records and historical evidence, also certifying surveys, as per statute and local ordinance, of development subdivision plats and maps, registered land surveys in Georgia, judicial land surveys and property space delineation. Georgia Land surveying can include services such as construction layout surveys for developments, precision measurements of length, horizontal and vertical angles, elevation of the points, land area, volume of space, vertical and horizontal controls, analysis, process and utilization of gathered land survey coordinates data.
Land Surveying plat or a siteplan in Georgia is the requirement in planning and development and execution of nearly every form of construction project where developer must obtain construction permits and land survey becomes the essential element in the development of the environment in metro areas and outside city limits, urban and suburban regions. The most well known and familiar uses are in the transportation industry, new building layout, grading and construction, communications and mapping development and the legal definition of boundaries for land ownership and purchase and sale transactions.
A Georgia ALTA survey is a boundary survey prepared to according to standards developed by the ALTA/ACSM. An ALTA survey shows:
- rights-of-way, and
- other elements impacting the ownership of land.
An ALTA land survey has very rigorous requirements developed by a the American Land Title Association and the American Congress on Surveying and Mapping. The ALTA surveying standards are a uniform across the country. ALTA Survey is sometimes called as “the Cadillac of surveys.” This survey is specifically designed to satisfy the needs of lenders, corporations and title companies when dealing with valuable commercial properties.
This specific ALTA survey will provide the title company with the information required to insure the title to the land and improvements to the high degree that a commercial development may require.
The certification language of the GA ALTA Survey should include the names of the affected parties, including as appropriate the buyer, seller, title company, and lender. The surveyor will work closely with the title insurance company, as the they both are depend on each others work to show the matters affecting the ownership of the land and improvements.
Georgia Mortgage Survey: for the real estate closing or sometimes called a Physical Survey is a land survey that determines land boundaries and all the improvements on the land. Mortgage surveys are required by title companies and bank or loan institution when they provide financing for the property and mainly they want to see that there are no structures encroaching on the parcel of land and the location of the improvements is within zoning and building code requirements and ordinances. Georgia mortgage surveys have technical standards and error tolerance and Georgia Land Surveyors must follow the established regulations.
Georgia Boundary survey: a land survey to establish and locate in the field the boundaries of parcel using the legal description. In the field the process involves the setting or restoration of the monuments and property markers at the corners or along the boundary lines of the land parcel. Property corner markers usually are: iron rods, pipes “otp” (typically called open top pipes), pipes with crimp top “ctp” (typically called crimp top pipe), iron rebars, concrete monuments, pk nails set in the asphalt or concrete. Markers such as wooden posts, blazed in trees, piles of rock and other monuments have been used in the past and very often are found in the field while performing Georgia Boundary surveys.
Georgia Plot plan or Siteplan: a proposal plan for the construction site that shows all existing and proposed improvements on the property. The existing and proposed siteplan conditions as a rule usually include buildings, all structures, utilities, topography, trees, roadways, wetlands information sometimes with exact field delineation of the flood limits, traffic patterns. Georgia siteplan might also include hydrology information, drainage water flow, FEMA Federal Flood Insurance Reference Maps data along with panel numbers.
Georgia elevation certificate: developed by FEMA for property owners to obtain flood insurance and developed for new construction and substantial improvements in all identified Special Flood Hazard Areas (stands for SFHAs) are properly elevated as far as being outside of flood limits. All the communities participating in the community rating system (CRS) are required to use FEMA Elevation Certificate.