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Surveyor Services

Boundary Survey

A boundary survey determines the property lines of a parcel of land described in a deed. It will also indicate the extent of any easements or encroachments and may show the limitations imposed on the property by state or local regulations. The standards set by the State of Michigan are regulated by Public Act 132 of 1970 known as the Certified Survey Act.


Mortgage Survey - Page 1

Mortgage Survey – Page 1

Mortgage Survey

Mortgage Location Surveys verify that the improvements (home, garage, etc.) on which they are placing a mortgage are located on the correct property. This is the most common type of survey ordered on a property transfer. It allows the Title Company to provide additional coverage to the lender, for such things as driveway easements and potential mechanic’s liens for new structures. There is no Michigan Public Act regulating the requirements for this type of survey.


Stake Survey

Is a name the local realtors use for having the corners of the property located. It is a quick search for monuments near the corners of the property. Corners in which the monuments are unable to be located are generally marked with only a wood lath indicating the approximate location of the property corner. Sketches may be developed by request. There is no Michigan Public Act regulating the requirements for this type of survey.


Planimetric Survey

A survey which horizontally locates both man-made structures and natural features, without regard to elevation.

Land Surveyor Topographic Survey

Topographic Survey

A map depicting terrain relief showing ground elevation, usually through either contour lines or spot elevations. The map represents the horizontal and vertical positions of the features represented. It is a graphic representation delineating natural and man-made features of an area or region in a way that shows their relative positions and elevations.


ALTA / ACSM Land Title Survey

ALTA / ACSM Land Title Survey

ALTA/ ACSM Land Title Surveys

A land survey is made for the Title Company and/or Lender with the survey and location data needed for the issuing of title or mortgage insurance. For this purpose a map is drawn to “ALTA” specifications. “ALTA” stands for American Land Title Association. ALTA specifies the data to be shown on the survey and this includes boundary lines, location of the main building including improvements, location of ancillary buildings, the identification of easements (access rights by service companies such as water, gas, telephone, railways and other utilities). ALTA surveys are very complex surveys and can cost tens of thousands of dollars and take weeks to complete. For that reason most ALTA surveys are performed on commercial properties. An ALTA Land Survey guarantees to meet the requirements for an ALTA/ACSM Land Title Survey as detailed by the American Land Title Association, National Society of Professional Surveyors and the American Congress on Surveying and Mapping.


Commercial Properties

A survey done for a business or other properties not intended to be used for a residence or agricultural use.


Oil and Gas Surveys

We have surveyed over 4,000 wells for the oil and gas industry since 1975 along with thousands of miles of flowlines and pipelines.  The State of Michigan has specific regulations for safety, the installation and maintenance of the various items and facilities by the petroleum companies on private and public lands.  With this experience comes the ability to assist individuals and companies through the required permitting processes. It is interesting that Michigan is one of the major petroleum production areas in the United States.


FEMA Elevation Certificates

A community’s permit file must have an official record that shows new buildings and substantial improvements in all identified Special Flood Hazard Areas (SFHAs)are properly elevated. This elevation information is needed to show compliance with the floodplain management ordinance. FEMA encourages communities to use the Elevation Certificate developed by FEMA to fulfill this requirement since it also can be used by the property owner to obtain flood insurance. Communities participating in the Community Rating System (CRS) are required to use the FEMA Elevation Certificate. Any Federally backed loans usually require properties on water to carry flood insurance. These certificates minimize the rate of the insurance premiums required, and must be completed by a licensed surveyor.

Utility Surveys

For the most part, your local utility companies should be able to tell you where these lines are buried. However, if you’ve added underground utility lines yourself — such as irrigation tubes or a gas line for the outdoor grill — you’re responsible for keeping track of their locations. Your landscaper should check several standard depths:

• At one foot down (30 cm) — sometimes even less — you might encounter cable lines and telephone lines in conduit.

• At two feet down (61 cm), you could see electricity, sewage and telephone lines without conduits.

• At three feet down (91 cm), are more electrical lines, water pipes and sewer lines.

• At any depth, you might encounter gas lines. They don’t have a standard depth

The landscaper should also consider the land’s erosion patterns. Even gardens can lose major amounts of soil — which could mean the gas line you think is 24 inches (61 cm) down is actually only 8 inches (20 cm) away from your shovel’s blade.

Utility Surveys are done to create a record of the location of the various lines. Easements and licenses are sometime generated to leave a future reference to the lines and their location, width, and priviligages. Call MISSDIG (811) at least three days before any excavation.


Easement SurveyEasement Surveys

An EASEMENT is a right of use over the property of another. Easements can be for many specific purposes and can be created in a variety of ways, both written and unwritten. Some easements may benefit an adjoining property owner exclusively, and other easements may benefit a larger number of parties. An easement is considered to be an interest in property ownership. One sees varying descriptions and varying documentation for easements on the public record. Most easements that include a copy of a survey or that reference a surveyed description can be easily located on the ground. However, many easement descriptions may not be so easy to locate.


Hydrographic Surveys

It is the branch of surveying which deals with any body of still or running water such as a lake, harbor, stream or river. Hydrographic surveys are used to define features which affect maritime navigation, marine construction, dredging, offshore oil exploration/drilling, related disciplines, shore line and under water features. Strong emphasis is placed on soundings, shorelines, tides, currents, sea floor and submerged obstructions that relate to the previously mentioned activities. The term Hydrography is sometimes used synonymously to describe Maritime Cartography, which in the final stages of the hydrographic process uses the raw data collected through hydrographic survey into information usable by the end user.


Gov't Survey / Environmental SurveyGovernmental Agency Surveys

Any type of the above surveys that are done for any unit of government, including the Federal, State, Local government, and Tribal units.  These surveys are done usually for public purposes.


DpS Surveing & Mapping has been providing surveyor services to the Northern Michigan area including Grand Traverse, Leelanau, Antrim, Benzie, Manistee and Wexford County since 1975.  For a professional survey by an expert that knows the Grand Traverse area contact DpS Surveying and Mapping today.