Types of Colorado Surveys
Land surveying is an ancient profession that dates back to the ancient Egyptians and is even mentioned in the Bible. Today there have been many advancements in the profession, especially in technology. But at its core, land surveying is both a legal and a technological pursuit. So what kind of survey do you need?
What is an ILC?
An Improvement Location Certificate (ILC) is a document used in real estate transactions. It is unique to the State of Colorado and is governed by a specific set of laws in the Colorado Revised Statutes. It is usually requested by the title company or lender involved in the transaction. It’s important to realize that an ILC is not a boundary survey; in fact, it’s not a survey at all. An ILC is a graphical representation of the improvements on a 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” the record parcel lines to get oriented on the parcel with some degree of accuracy. Because it shows possible encroachments, a title company will sometimes take an ILC into consideration when issuing title insurance on the parcel. It can be used in any real estate transaction, residential or commercial.
What is an LSP?
A Land Survey Plat (LSP) is a certified boundary survey. When completing an LSP, the land surveyor looks for all of the boundary evidence that can be found for the parcel. This includes extensive research in the office before any field visit. In the field, the surveyor looks for boundary monuments on both the subject parcel and adjacent parcels, as well as lines of occupation, and sometimes even talks to landowners in the area to gather historical testimony. Per state statute, if boundary monuments are missing at any angle points or at the beginning or end of curves on the subject parcel, the surveyor is required to set a boundary monument that meets the state’s requirements. Sometimes the law also requires the surveyor to file a copy of the 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 as an LSP, but it shows all of the improvements on the subject parcel, both along the boundary lines and in the interior of the 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 prepared in conjunction with a specific title commitment. It is completed on behalf of a title company during a commercial real estate transaction. In addition to the boundary survey, showing all improvements and encroachments, it also addresses encumbrances on the subject parcel that relate to land surveying. The title company then considers this survey when issuing title insurance on the parcel.
What is a Site Plan?
A Site Plan varies from jurisdiction to jurisdiction, but it is essentially a document showing the existing improvements on a parcel along with the proposed structure to be built. It is intended to show the Building Department where you plan to build a house or garage. Depending on the jurisdiction, it may be based on ILC-level boundary work or on a full certified boundary survey. Depending on the Building Department requesting it, it may also show spot elevations or drainage arrows.
What is a Topographical Map?
A Topographical Map (Topo) is a two-dimensional drawing with contour lines that show how the terrain rises and falls across the subject parcel. The most familiar example is the USGS quad map used by backpackers. The spacing between contour lines shows how steep or flat the land is. Each contour line represents a set elevation, usually drawn at an interval of one or two feet. Depending on who is requesting it, a topo may be based on ILC-level boundary work or on a full certified boundary survey.
When do you need a land survey?
Mesa County, Colorado has a helpful overview: When You Need a Land Survey
See also: Boundary Survey FAQs
Ready to get started? Request a quote or call 719-687-8385.
