(732) 718-1099What is a land survey?
A land survey is a detailed map of a property showing its boundary lines, buildings, fences, easements, and, when applicable, topographic features and other relevant legal details. A licensed Professional Land Surveyor (PLS) prepares the survey using specialized equipment and research of historical records. In New Jersey, surveys are commonly required for real estate transactions, new construction, and property disputes. Some municipalities also require surveys before issuing permits for fences, pools, or home additions.
What do the lines and symbols on my survey mean?
Surveys use lines and symbols to identify physical features, utilities, reference points, and other information. These symbols can vary by surveying company. A survey legend can help explain the symbols and common abbreviations used on your plan. If you have questions about your survey, contact our office for assistance.
What are corner markers?
Corner markers are permanent physical markers set or recovered at property corners. Because property lines are not always visible on the ground—and fences, additions, and other improvements can change over time—corner markers provide a physical indication of the property boundaries. New markers are typically 18-inch steel rebars with plastic identification caps, set flush with the ground, with a wooden witness post nearby. Where the ground is concrete or pavement, a steel nail or crosscut may be used instead. Existing markers may include concrete monuments, steel pipes, railroad spikes, or other types of markers. Existing markers near a property corner are generally honored as representative of that corner. They are not disturbed, removed, or relocated.
When are corner markers set?
Setting corner markers requires a second field visit after the initial survey is completed. Because title surveys often have short turnaround times, corner markers are generally set after closing. A signed Corner Marker Waiver is required to proceed without setting the markers at that time. Corner markers can also be requested later and may be especially useful when installing improvements such as a fence.
What is a Corner Marker Waiver?
New Jersey law requires corner markers to be set when a Boundary Survey is performed unless the ultimate user—the property owner or contract purchaser—waives the requirement. The Corner Marker Waiver is a New Jersey regulatory form that must be signed and witnessed when the ultimate user does not want some or all of the corners marked. Signing the waiver does not prevent you from requesting a quote to have the corners marked later.
How much will a survey cost?
The cost of a survey depends on several factors, including the size of the property, the type of survey required, and the documents or deliverables requested.
How can I subdivide my property into multiple lots?
Property can be divided into multiple lots or developed as a subdivision according to the requirements of the applicable municipality, township, or county. Contact our office for additional information.
What is an easement?
An easement is a legal right that allows one party to use or control another party’s property for a specific purpose.
What is a right-of-way?
A right-of-way is a strip of land used or intended for transportation or public facilities, such as roads, railroads, or utility lines. The land may be owned outright or controlled through an easement by a public agency.
How do I read a survey plat?
A survey plat shows property boundaries, physical features, and other information relevant to the survey. If you need help understanding a survey plat or legal description, contact our office for assistance.
What is an elevation certificate, and why is it used?
An Elevation Certificate documents the flood zone where a building is located and shows the relationship of the building to the Base Flood Elevation shown on the Flood Insurance Rate Map. It may be used to help determine flood insurance rates and, in certain circumstances, support a Letter of Map Amendment (LOMA) to remove a building from a flood zone designation.
How is an elevation certificate prepared?
Our survey crew visits the property and measures elevations for the building floor, the ground adjacent to the building, and other relevant features such as utilities and decks. The crew also needs access to the building to document and measure existing flood vents. The flood zone is identified using the Flood Insurance Rate Map, and the information is compiled into the Elevation Certificate. The information included varies depending on the type of building. Elevation data is based on a specified reference datum. Older certificates commonly use NGVD29 (National Geodetic Vertical Datum of 1929), while newer certificates commonly use NAVD88 (North American Vertical Datum of 1988). Elevations from different datum systems are not directly comparable without appropriate conversion.
Why are land surveys important when buying a home?
Before closing on a home, a land survey provides important information about the property you are purchasing. It shows the property boundaries, identifies potential conflicts with the deed, and can reveal encroachments involving driveways, fences, wells, dwellings, or other improvements. Existing property corner markers found by the surveyor are also shown on the survey.
How is a land survey performed?
The surveyor locates the property boundaries described in the deed and maps visible and apparent man-made and natural features required for the survey. The surveyor also researches recorded deeds and maps and reviews information provided by the owner or title company. Field data is collected at and around the property and used to prepare the survey.
Who can perform a land survey in New Jersey?
In New Jersey, a land survey may only be performed and signed by a licensed Professional Land Surveyor.
What is required to become a Professional Land Surveyor in New Jersey?
New Jersey licensure requires a four-year college degree in surveying, at least three years of practical experience, and successful completion of a 16-hour written examination administered by the New Jersey Division of Consumer Affairs. Licensed Professional Land Surveyors must also complete 24 hours of continuing education every two years to maintain active status.
How does a land survey help establish property boundaries and title information?
A land survey identifies the record title lines and shows the limits of the property being purchased. When a survey is certified to the buyer and used with title insurance, it can provide important information for identifying potential issues and addressing defects before closing. A current survey certified to the buyer and title company can also provide important protection against certain claims that may arise after closing.
What is title insurance, and how can a land survey affect its coverage?
Title insurance protects the mortgage lender and, when insured, the property owner against certain claims affecting the property, including disputed boundary lines. Mortgage lenders commonly require a lender’s title insurance policy. Title insurance policies may exclude coverage for encroachments, easements, and boundary disputes that would be disclosed by a current certified survey. This is commonly referred to as the Survey Exception. A Survey Endorsement can limit that exception to issues specifically disclosed by the survey and may provide coverage for certain otherwise undiscovered problems. Home buyers should discuss with their title professional whether an Owner’s Policy with a Survey Endorsement based on a current professional land survey is appropriate.
How can I protect my investment in my home?
A home is often one of the largest purchases a person makes. A current land survey prepared by a licensed Professional Land Surveyor can help protect the homeowner by clearly identifying property boundaries and potential issues. Buyers should also discuss title insurance and Survey Endorsement options with their title professional to determine appropriate protection.