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Book a callAs an Atlanta homeowner, you're keen on protecting the largest investment you're likely to make – your property. One of the most overlooked yet crucial steps in this safeguarding process is a land survey. Regardless of whether you're buying, building, or have owned your home for decades, understanding what a land survey entails and its importance in the state of Georgia is essential. In this comprehensive guide, we'll delve into the world of land surveys, with a specific lens on the needs, regulations, and best practices for homeowners in Atlanta. From deciphering what type of survey you might require to choosing the right surveyor, you'll walk away enlightened and empowered on this often-misunderstood topic.
A land survey is a precise measurement and description of the physical dimensions of a piece of land. It identifies boundaries, including location, shape, and the true corners of a property. Land surveys also establish the presence of any encroachments, easements, or other conditions that might affect the property's value or use. These surveys can be crucial documentation for property owners, especially in urban areas like Atlanta, where development is continually altering the landscape.
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Land surveys are important in various scenarios related to property ownership and development. Here are some key situations where a land survey becomes essential:
In essence, any project that involves altering or requires a clear understanding of property boundaries necessitates a land survey.
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In Atlanta, there are several types of land surveys that a homeowner might need, depending on their project. These can include:
Boundary surveys are the most common and serve to establish the exact territory of the property, including its dimensions and location of the corners. If you're experiencing boundary disputes with a neighbor or simply want to establish your yard's true limits, a boundary survey is essential.
Topographic surveys are done to map the physical features of the land and the man-made structures upon it. For homeowners, these surveys are useful when planning landscape modifications or erosion control measures.
ALTA/NSPS surveys go above and beyond a traditional boundary survey, typically including all surveying standards, such as property lines, boundary easements, rights of way, and other conditions affecting the property. These are often required when buying, selling, or leasing property, particularly if it's commercial.
If you're embarking on any construction projects in Atlanta, including new structures, garage or ADU additions, or even just a fence installation, a construction survey could be required. This ensures that the building or structure being constructed is in compliance with local building codes and is accurately located on the property.
Land surveys offer several significant benefits to homeowners in Atlanta. Some of the most notable are:
With a clear understanding of where your property lines lie, you can avoid encroaching on your neighbors' land – and most importantly, prevent them from doing the same to you.
Nothing can sour relations with a neighbor faster than disputing where your property lines lie. A land survey can help settle disagreements amicably and legally.
Local building codes and zoning laws in Atlanta are strict, and a land survey can help you ensure that any work done on your property is compliant, which can save you significant time and money in the long run.
If expansion or improvement is on your radar, a survey will give you a clear picture of what's possible on your land and provide foundational data for detailed design work.
So, how does the process of getting a land survey work? Here's a step-by-step guide:
You'll start by finding a qualified land surveyor licensed in the state of Georgia. Look for a professional with experience in the type of survey you require.
The surveyor will conduct fieldwork, which involves using specialized equipment to measure the land. This can include traditional tools like transit levels or advanced technology such as GPS.
After fieldwork, the surveyor will analyze the data collected and create a map or plats representing the findings.
The final step is the delivery of the survey results to you in a professionally bound document. This document will include the surveyor's findings and may serve as a legal record of your property's characteristics.
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Land surveys can reveal a multitude of issues, some of which may come as a surprise to homeowners. These include:
An encroachment is when a neighbor's structure, like a fence or garden shed, extends onto your property or vice versa.
An easement is the right to use another person's land for a specific purpose. These can be granted to utility companies or for access purposes and may limit what you can do on your property.
A survey can reveal if your property's usage violates local zoning laws.
For properties in Atlanta, it's essential to know if you're located in a flood zone, as this can significantly impact your property's resale value and your insurance costs.
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Picking the right surveyor is as important as the survey itself. Here are some factors to consider:
For homeowners in Atlanta, a land survey isn't just a good idea; it's an essential part of prudent property management. By understanding the types of surveys available, their benefits, the process of obtaining one, the common issues they uncover, and how to select the right surveyor, you can ensure that your property rights are well-protected. As Atlanta continues to grow and evolve, keep this guide close – it could mean the difference between navigating the future of property ownership smoothly or hitting unforeseen roadblocks.
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A survey and drawing (plat) that meets the requirements of the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM), incorporating a review of the provided Title Search.
A survey carried out after construction to display existing and new improvements.
This survey reestablishes parcel boundaries using the legal description. All property corners are located or set and displayed on a drawing (plat), along with permanent structures, above-ground utilities, and any encroachments.
This encompasses surveys conducted on commercially or industrially zoned properties.
Staking the position and providing a detailed layout of new structure(s) for proposed construction.
A survey mandated by the county, tailored to property subdivision requirements.
An elevation certificate is an official document of the National Flood Insurance Program (FEMA). It verifies the elevation data of a structure and the Base Flood Elevation (established on FEMA maps) relative to the ground level of a specific property. This information is utilized in the flood insurance rating process and has the potential to reduce insurance costs.
The marking of a structure or addition to ensure its correct proposed placement and compliance with setback requirements of the municipality.
Verification that the poured foundation for a house or addition is located correctly as per the proposed plan and adheres to the setback requirements of the municipality. This information is presented on a drawing (plat).
Identification of property corners and placement of stakes along property lines to serve as visual markers when erecting fences or making modifications to landscaping. No drawing (plat) is provided.
Determines land boundaries, locations of buildings, above-ground utilities, fences, driveways, and potential encroachments. This information is presented on a drawing (plat).
A survey required by the county, tailored to individual specifications, for recombining property that had been previously subdivided.
A Site Plan is a pre-construction drawing (plat) that indicates the position of existing improvements, the proposed house or building, driveway, and other enhancements. It includes a Boundary Survey, Topographical Survey, Tree Location Survey, and a Grading Plan as per County requirements.
Surveys that measure the elevation points on a specific piece of land and are represented by contour lines and dimensions on a drawing (plat).
A survey that identifies the location and diameter of trees. This drawing (plat) is then used by the Municipality's Arborist to determine the removal and replacement of trees affected by the proposed construction.
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