Why do I need a survey?

A good survey provides a lot of information and distills it into a useable format. Whether that means markers set on the ground or a map you can plan with, the result is information provided from a licensed professional regarding the location of your land and real property. In some situations a survey might not be required, in others it could save you thousands of dollars. Every situation is unique, and we frequently inform clients whether or not a survey is required. A professional surveyor absorbs liability from their clients to ensure property line locations or planned construction is done correctly.

Why do my estimates vary?

We frequently find that due to a lack of understanding between client and surveyor, clients get a quote for a different scope by different surveyors. Following the law and filing maps with the county can also add cost that another surveyor might not factor into their estimate.

Why does a survey cost so much?

It is entirely possible a survey has not been performed on a property in over 50 years, if at all. Recovering, restoring, or resetting monuments requires a field crew spends several hours minimum measuring with extremely precise tools. Dense vegetation or extreme topography can make this work more difficult. In areas with extensive construction happening nearby, or with recent fires, recovering monuments can be very time consuming work. After performing field work, hours of time creating a map for recording can be required, which adds to cost. County Recording and Checking Fees vary and are another source of survey cost.

Furthermore, Confluence Land Surveying has costs to cover including Professional Liability Insurance and General Liability Insurance.

We are committed to providing an excellent service that relieves property of ambiguity and leaves clients with full comprehension of their property and easement boundaries. We cut no corners and seek to pay our staff a living wage.

All of these factors combine to make survey costs higher than the typical client expects. We understand that we may not be the lowest quote, but believe that when you get a survey performed on your property, you get what you pay for.

What value does a filed or recorded map add?

Recording or filing a map creates a publicly available document that serves as a timestamp of your property boundaries on the date of the survey. Should a survey on your property be needed in 50 years, the recorded (or filed) map showing found and set monuments will be available to both the public and surveyors who attempt to follow the footsteps of the previous surveyor. Not filing or recording, while saving costs in the short term, leaves no traces in the public record and holds no real value should a dispute arise around a property boundary determination. The Professional Land Surveyor is required by the State of California to file a Corner Record or a Record of Survey with the county whenever they are establishing or re-establishing a property boundary.

What is an ALTA Survey?

An ALTA/NSPS Land Title Survey is a detailed survey used for commercial real estate transactions. It meets specific standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). This type of survey provides critical information about property boundaries, easements, improvements, and encroachments, ensuring clear land title transfer. ALTA surveys are essential for title insurance purposes in Northern California commercial real estate deals.

How long does an ALTA Survey take?

The time it takes to complete an ALTA/NSPS Land Title Survey depends on the property size, complexity, and location. Typically, an ALTA survey in Northern California can take anywhere from two to four weeks, depending on factors like terrain, existing records, and the scope of the project. Complex properties with multiple improvements, easements, or title issues may extend the timeline. However, Confluence Land Surveying always aims to complete ALTA/NSPS Land Title Surveys within 1 week of receiving our contract.

How much does an ALTA Survey cost?

The cost of an ALTA/NSPS Land Title Survey varies based on property size, location, and survey complexity. In Northern California, costs generally range from $2,000 to $15,000 or more, depending on factors like the number of easements, topography, and the specific requirements of the title company. Contact us today for an estimate!

Why do I need an ALTA Survey?

An ALTA/NSPS Land Title Survey is crucial for commercial real estate transactions in Northern California. It helps ensure clear title transfer by identifying property boundaries, easements, encroachments, and other potential issues that could affect the land title. Lenders, title companies, and buyers often require an ALTA survey to mitigate risk and ensure a thorough understanding of the property before finalizing the transaction.