We’ve handled surveying jobs ranging from property line surveys, to large subdivision plats. And to us, each client is equally important. The land survey that you need is the one that’s important to you — and you can trust us to get the job done right. While each project is unique, we know and understand what each entails and we work hard to offer a sound and cost-effective solution — even if it means extensive digging behind the scenes. We pride ourselves on offering competitive prices, but rest assured, with Talarczyk Land Surveys you’ll always get the best value.
Our team of eight skilled professionals — from land surveyors, to survey technicians — are here to ensure the success of your project.
Certified Survey Maps
These are used as land division instruments for minor subdivisions. They’re typically required by county, township or municipal ordinances for land divisions that are not a major subdivision. While major subdivision plats can include hundreds of individual lots, we like to think of a Certified Survey Map as a miniature version that can go on legal size paper. With Certified Survey Maps we can create lots, which once approved and recorded with the County Register of Deeds, are considered perpetual — and can’t be taken away. Property zoning issues may need to be considered and addressed as part of this land division process.
Also known as a boundary survey, the technical term for the map is “Plat of Survey.” Basically, we perform a property survey when you need to know exactly where your property line or boundaries are. You may need this if you’re making improvements on your property or when you’re selling it. We start with extensive research of written records before setting foot in the field. And once there, we perform an exhaustive search of the land for physical evidence. Finally, all the data is analyzed with computer software before a final determination is made —and the property corners are marked.
Topographical surveys are used to identify and map the contours of the ground and existing features on the land. That could include everything from buildings and streets to manholes, overhead utility lines, street lights and electric boxes. We can also locate and show woods’ edges and even individual trees on topographical surveys. They’re meant to serve as a base map for the design of improvements such as a building, road or driveway — or for an analysis of drainage. These maps might include boundaries or easements. We then provide the level of detail required by the individual client — typically an architect or engineer.
ALTA/NSPS Land Title Surveys
A land title survey is typically used in commercial transactions in order to remove the standard survey exception in title insurance policies. Most people are surprised to learn that a deed is not proof of ownership of real property, but simply evidence that you might own it. So before lending money for a purchase or development, banks or other financial institutions require title insurance, ensuring that their investment will be protected. And that includes removal of that broad standard survey exception clause and replacing it with specific issues that may come to light as a result of the land title survey. Essentially, it’s a boundary survey that includes many additional requirements beyond the scope of a simple property line survey — in order to identify potential problems that may need to be resolved.
Subdivision plats are typically required by state statute or local ordinance and are associated with major developments or subdivisions. One plat, for instance, can create hundreds of lots. These are usually multidisciplinary projects (ultimately reviewed by the state) which include both engineering and surveying components. Although other professionals are involved in the overall development, the subdivision plats can only be created by surveyors.
Floodplain surveys are important for homeowners that currently own (or are about to buy) property that has been determined to be in a special Floodplain Hazard Area (SFHA) known as the 100-year floodplain. This is an area of land that has an approximate 1 percent probability of a flood occurring on it in any given year. And that results in homeowners being required to purchase (very expensive) flood insurance. The Federal Emergency Management Agency (FEMA), however, provides homeowners with the option to challenge that determination. And that’s where floodplain surveys come in. We work directly with FEMA to perform property-specific elevation information on an individual property.