Surveying Misconceptions & Myths
There are many of them:
Why is my new Land Survey different from another older Land Survey? |
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| In short, this is why Land Surveying has been termed an “Art” and not a “Science”. Discrepancies between surveys are usually attributable to two reasons. First, measurement is always subject to error. Two surveyors measuring the same line may obtain different results. Both measurements should be close, but they will only approach the “true” value through precision, repetition and statistical analysis. Second, and more difficult to understand, is that measurements are made from, and decisions are based on, found evidence. Surveys performed at different times may not have the same evidence available. The more recent survey may have the benefit of monuments set after the prior survey, and previously existing monuments used for the prior survey may or may not be available. Another source of “evidence” are the records that the Land Surveyor has in his or her possession. Often when a Land Surveying company is sold, some of the most valuable information sold with the business is that of years and years of “Field Notes” and original “Certificates of Survey”. In many parts of the USA, Land Surveys are still not required to be filed as a record with a local governing agency. This filing requirement now seems to slowly be changing, with a common goal of everyone benefiting from shared information. However, the Land Surveyors “Field Notes” usually always remain the property of the Land Surveyor. |
| What does a County Surveyor do, and can't they perform a Land Survey for me? |
| This is a common question that I have heard while working at a County Surveyor’s Office for more than 17 years. County Surveyors in most cases do not survey private property. Land owners are referred to private Land Surveyors for their services. However, advice is often given to the public in the form of answering questions. For many years, I have been supported by my employer (a County) in regularly giving career presentations to students about Land Surveying. Many County Surveyor's Offices serve the public with the following services: |
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It is very rare to have an encroachment over a property line. |
| Land Surveyors see encroachments all too often. This is one of the reasons why they believe a Land Survey is a good investment in property. |
Title Insurance guarantees my property against all encroachment problems. |
| Title Insurance does not provide coverage for encroachments, easements and boundary line disputes which would be disclosed by a current land survey. |
Every City or Government Agency has a Land Surveyor. |
| This is not true. Many agencies do, others do not. At times, some agencies will seem as if they have a Licensed Land Surveyor on staff. If this is a concern of yours, ask if the Land Surveyor on staff is a Licensed Land Surveyor. |
All Land is already Surveyed, I just have to find the Survey. |
| All land may be identified and often mapped for tax purposes, but even a found, previous Survey may not always help you “on the ground”. |
The people who lived here before must have had a Land Survey. |
| This relates to “all property being surveyed before”. It just is not necessarily true. |
Next door to me they are building. They must have had a Land Survey. |
| Not necessarily true. Check with your local government agency, or ask the people next door about it. It is good for both landowners to know where the property line(s) are. |
I or my neighbor can "take" land using something called "Adverse Possession." |
| (More often talked about, but VERY hard to prove. Talk to your Land Surveyor and Attorney). |
A friend of mine can identify my property corner or property line for me. |
| (All States require a License to practice Land Surveying. Your friend or survey technician will not be allowed to defend your claim in court, as they would be practicing Land Surveying without a license). |
There is a special "Point of Beginning" that all land is measured from. |
| True with some descriptions of land. But for platted, or subdivided lots, there is no controlling special point. All lots were created “simultaneously”, or “at the same time”. |
All Land Surveys are easy and quick. |
| Aren’t you surprised every time you think something is easy and quick? So are Land Surveyors. |
All Land Surveys now use "GPS" &"GIS" with a common coordinate system. |
| Many Land Surveyors use GPS and GIS, but many are also not required to. It depends upon the requirements of the Land Survey, and compliance with applicable local ordinances or State laws. |
I don't need a Land Survey because I found my "stake." |
| Basically, you are paying the Land Surveyor to tell you that what you may have found is really your property corner. I, and other Land Surveyors have often found multiple corners, or just plain bogus corners. The most multiple corners I have seen as many as eight “stakes”, all within a foot and a half radius! |
I don't need a Land Survey to construct a fence, or build on my own land. |
| Protect your investment by making sure it is complying with the law, and on your land too! |
I can put my new fence or wall right on the property line. |
| Can you maintain it without trespassing? Do the footings encroach? Can you build that accurately? Check with your local building and zoning ordinances which often have requirements to help and protect everyone, which includes yourself and your neighbor. |
I own the property to the sidewalk,or to the back of the curb of the street. |
| Normally a lot of land has “right-of-way” for streets and utilities. |
If a Street next to me is not used anymore, I get half of that land. |
| This is not always true. But it is possible that the road may be “vacated”. Check with your Attorney. This also may be referred to as "reversionary rights." Reversionary rights do not always revert back to the adjoiner. |
A Land Surveyor will surely side with my understanding of the property line in question, not my neighbor's, because I hired him. |
| The Land Surveyor should determine the property lines correctly, not necessarily your way. |
I had a Land Surveyor determine the property line, but I disagree with it. I can go and hire another Land Surveyor who will do it "right" for me. |
| You don’t pay a Land Surveyor to simply agree with your determination of the property line. |
I was told where my lines were when I purchased my land. What is the big deal? |
| It is no big deal if a Land Surveyor told you where the lines were. The Land Surveyor is the only person who is qualified to tell you where the property lines are. Qualified, meaning the opinion on the line will stand up in court. |
Land Surveyors work very efficiently in all sorts of weather and conditions. They must be virtually indestructible and almost "super-human." |
| Don’t we wish! Land Surveyors do work outside in most weather. Most Land Surveyors have learned to not complain about the weather, because we simply do not understand exactly why God gives us the inclement weather. But to work in adverse conditions does hamper the efficiency of the Land Survey. |
Somebody removed my property corner. Isn't there a law against that? |
| Normally this is covered in your States Statutory laws. Check with your Attorney or Land Surveyor for more information. |
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