Land Surveying is an ancient profession that dates as far back as the Ancient Egyptians and mentioned in the Bible. Today there have been many advancements in the profession, especially in technology. But at its core, land surveying is a both a legal and technological pursuit. So what kind of survey work do you need?
What is an ILC?
An Improvement Location Certificate (ILC) is a document used for a real estate transaction. It is unique to the State of Colorado and is governed by a specific set of laws in the Colorado Revised Statutes. The document is usually requested by the title company or lender involved in the real estate transaction. It’s important to realize that an ILC is not a boundary survey, in fact, it’s not even a survey. An ILC is a graphical representation of the improvements on a given parcel of land. The parcel lines shown on an ILC are a graphical re-creation of the record parcel lines as shown on the subdivision plat or described in the deed and are not the result of a boundary evidence analysis. Most land surveyors find one or two boundary monuments on the subject parcel and “rotate in” these record parcel lines to get oriented on the parcel with some degree of accuracy. Because it graphically shows possible encroachments, a title company will sometimes take this document into consideration when issuing title insurance on the subject parcel. It can be used in any real estate transaction, either residential or commercial.
What is an LSP?
A Land Survey Plat (LSP) is a certified boundary survey. When a land surveyor completes an LSP he looks for all of the boundary evidence he can find for a given parcel. This includes extensive research in the office before any field visit occurs. In the field, he looks for boundary monuments on both the subject parcel and adjacent parcels, lines of occupation, and sometimes even has to talk to land owners in the area to gather historic testimony. Per State Statute if boundary monuments are missing on any of the angle points or beginning/end of curves for the subject parcel, he is required to set a boundary monument that meats the State’s requirements. Sometimes the law requires the surveyor file a copy of his survey in the County Public Records. Typically the only improvements shown on an LSP are fence lines of occupation and encroachments, but this varies from parcel to parcel.
What is an ISP?
An Improvement Survey Plat (ISP) is essentially the same thing as an LSP, but shows all of the improvements on the subject parcel both along the boundary lines and the interior of the subject parcel. The same State Statutes that govern LSPs also govern ISPs.
What is an ALTA/NSPS Land Title Survey?
An ALTA/NSPS Land Title Survey (ALTA) is an extensive boundary survey that coincides with a particular title commitment. It is completed on behalf of a title company during a real estate transaction for commercial property. Besides a boundary survey, showing all improvements and encroachments, it also seeks to answer issues of encumbrances on a subject parcel where they are land surveying related. A title company then takes this survey and considers it when issuing title insurance on the subject parcel.
What is a Site Plan?
A Site Plan varies from jurisdiction to jurisdiction, but essentially is a document showing the existing improvements on a subject parcel along with the proposed structure wanting to be built. It is intended to show the Building Department where one intends to build a house or garage. It may have either ILC level of boundary work or a full certified boundary survey at its base depending on the jurisdiction. Depending on the Building Department who asks for it, may also show spot elevations or drainage arrows.
What is a Topographical Map?
A Topographical Map (Topo) is a 2-dimensional drawing that has contour lines depicting what is happening with the terrain vertically on the subject parcel. The most common example of a Topo are the U.S.G.S. Quad Maps used in backpacking. The amount of space between the contour lines represents how steep or flat the land is. These contour lines represent a standard elevation to the nearest foot or two feet. Depending on who is requesting it, it may have either ILC level of boundary work or a full certified boundary survey at its base.
When do you need a land survey?
https://www.mesacounty.us/departments-and-services/surveyor/when-you-need-land-survey