What is Land Surveying?
Land Surveying is the science, technique and art of determining the location of property boundaries by observation and measurement of linear and angular distances with the use of mathematics, geometry and trigonometry in accordance with land documentation and legal standards.  A professional land surveyor is a person who has met the education, experience qualifications and has passed the registration examination as legally required by the state.

What Do Land Surveyors Do?
Surveyors locate and mark the boundaries of land, create maps and legal descriptions, and help plan and organize the development of property.

Land Surveyors deal with a lot of important issues in our lives. Our ability to define our space directly affects our welfare and one of the land surveyor’s most important jobs is to mark, describe, and map property.

Land surveyors are responsible for helping create a stable framework on which our homes and communities can be built.

How can we enjoy the use of our land if we don’t know the location of its boundaries?

If not for land surveyors, we would not buy, sell, mortgage or develop land in an orderly and predictable fashion.

Many land surveyors use hand held computers, electronic measuring and collection equipment, and GPS systems while in the field to gather data (evidence) during the survey. The data is processed and interpreted to render an opinion as to location of the property corners. Land surveyors’ opinions are formed from years of practical experience, rules of evidence, state and federal laws, and local standards of practice. Land surveying is part of an art as much as it is science.

Part of the land surveyor’s job involves interpreting and decoding often confusing language in legal descriptions. It is extremely important to understand what the deed meant to convey or what portion of land is included in the property description.

Even though there are a myriad of new gadgets available to allow the common public to make accurate measurements, measurement is only one component of surveying. The location of the property line cannot be determined without the combination of all the components of surveying and the expertise of the land surveyor.

What could a Land Surveyor do for me?
A land surveyor can:

Help you determine you whether you need a Land Survey or not, as well as the type of land
survey you may need to suit your best interests depending on whether it concerns
building, developing, or boundary conflict issues.

Review your property description and inform you of any problems with it or if the property can be surveyed based on the description.

Locate and mark property corners and property lines.

Survey property for subdivisions and create the subdivision plat.

Survey property for planning purposes and create a topographic plat.

Assist your attorney, title insurer, realtor, banker or architect with surveying matters.

Locate improvements and encroachments on the property

Appear in court as an expert witness on your behalf in a lawsuit.

Determine accurate Latitude and Longitude of features or control points.

Determine the elevation of a building for flood insurance.

Set a benchmark elevation for construction.

When would I need my land surveyed?
That depends on what is being done on the property (i.e. building a house, erecting a fence, installing a pool) and whether the local government’s permit office determines a survey is needed to obtain a permit for the particular project. Other entities such as lending institutions or title companies may require a survey for a transaction involving the property. To help ensure the surveyor meets the surveying needs of the client, it is always best to inform the surveyor of type of project that is being undertaken on the property. Local governments often require a survey when making a change to a property such as building a shed or fence. Surveyors do not have the authority to require a property be surveyed.

The following list may give you a better idea as to whether you would benefit from a land survey, but should not be relied upon as situations that require land to be surveyed.

When buying and selling land to know where the property lines and property corners are.
When land is not clearly defined by a plat, legal description, or older land survey.
Before land is divided by deed, will or by a court.
When a money-lending agency requires a survey for mortgage purposes.
Before a lot is conveyed from a larger tract and the lot has not been surveyed.
When you cannot be certain of the location of your property corners.
When building, to determine drainage, setbacks, building elevation and planning by others.
When purchasing flood insurance.
Before land is divided.
Before building a fence, building, shed, or anything close to the property line.
Before timber is to be cut near a property line.
When purchasing title insurance.
Whenever a boundary line or corner is unknown or in dispute.
To settle a boundary dispute.
When you believe someone is encroaching on your land.
Before developing property.
Many times, an attorney, bank or title insurance agent will require that a land surveyor clear up an ambiguous land description, or verify the location of structures on the property so that the lending institution can agree to finalize a loan.
When clearing land or doing construction in "wetland" areas under the jurisdiction of the Corps of Engineers or the Division of the LA Dept. of Natural Resources.

When hiring a land surveyor, the following is a list that will help both you and the land surveyor.
Contact the surveyor well before the survey is needed. Remember property isn’t surveyed instantaneously via a couple of computer key strokes in the office. The bulk of the survey is a physical process which takes time to complete at the property site. Allow enough time. Depending on the specifics of the property and type of survey needed, research and planning may be needed. Your job has to fit into the workload of the land surveyor.

When contacting a land surveyor, it is not always necessary visit their place of business.
Ask the land surveyor if he has worked in your area, surveyed your property before, or maybe your neighbors’.
Ask the land surveyor if he has any experience in performing the type of survey you are requesting.
Ask the land surveyor to show you proof of being a Registered Professional Land Surveyor.
Don't mistake traverse lines for your property lines.  Ask where your property corners and lines are, and feel free to ask the land surveyor for help and advice. This is one of the reasons you hired the land surveyor.
Inspect your property lines regularly, protect your property corners from destruction by others, and never move or relocate property corners.
Don't seek the cheapest land surveyor; select one who will do the best, satisfactory job for you.
Ask questions if you do not understand what is being presented or discussed.
Louisiana law prohibits removing or disturbing property corner markers without a court order.

I am not sure what type of survey I need, what do I do?
The type of survey you will need depends upon several things including but not limited to the desired amount of detail to be shown on the survey, what your plans are for the property and the intended use of the survey. An explanation of the different types surveys may be viewed by clicking on services. Please contact us if you still have questions that remain about survey types.

What information will I need to provide the surveyor?
Explain the exact purpose of the survey, defining your needs. The Land Surveyor may often suggest ideas you have not thought of.

The land surveyor will usually need a copy the legal (title) description of the property to be surveyed. The property line survey will be based on legal description.

Furnish the land surveyor any survey plats of your property or adjoining properties you may have.

The more information you can furnish the land surveyor prior to the fieldwork the more efficient the work will be, reducing your costs. Often more time is spent "verifying the correctness" of property corners, or “points of beginning” than is spent in setting property corners.

Supply information even though you might think that it might negatively affect your boundaries. It is important to understand that although you may really only want your own property lines surveyed, the land surveyor is also determining the boundary of the adjoining land, and must be impartial in the location of any boundary line.

Inform the land surveyor of any known disputes over corners or boundaries.

Inform the land surveyor of any encumbrances to the property. (e.g. locked gates, dogs in yard)

What does the Land Surveyor do when I hire him or her?
Depending upon the circumstances, type of survey being preformed, and the scope of work that was agreed upon, the surveyor will include some of the following:

Locate/mark/reference property boundary corners on the ground. The reference monument frequently may not visible from a distance. An iron rod or pipe used to reference the property corner will usually be no higher than flush with the surface of the ground.

Sometimes people find that additional “points set on the property line” are helpful for construction purposes or erection fences. If this will benefit you, inform the land surveyor when ordering the work. Remember though, requesting more work will incur a higher fee. Again, be up front with your needs of the land surveyor. This will help greatly in the long run.

Research available records of your property and often adjoining properties. A public record search at the courthouse or clerk of court’s office by the land surveyor is usually performed at the specific request of the client for a predetermined fee.

The land surveyor takes measurements of the adjacent properties lines to identify your property lines. This work may take a longer time for some properties and in some instances several trips to the property.

After measurements and research are analyzed, the Land Surveyor can determine the boundary of the property, and advise of any evidence of encroachments or defects in the description of your property. The land surveyor gives you a professional opinion as to where the boundaries of your property are.

It may be necessary to recover property corners and survey marks on other property in the area in order to determine your property corners. Do not be surprised to see the land surveyor working in your neighborhood in addition to just your property.

What do I get from the Land Surveyor?
What you get from a land surveyor depends upon the type of work and services requested. Your land surveyor should ask a few questions to try to better understand the services you may need.

For a property line survey, you should expect to receive several copies of the survey plat of the surveyed property. The survey plat will usually show significant visible improvements (i.e. buildings, fences, pools and driveways) on the property and their relation to the property line and other requested data. A reference monument (i.e. iron rod, iron pipe, fence post, cross cut in concrete) is usually shown in relation to the property corner unless the corner it not accessible. The property lines are represented on the plat by a bold line and fences by a line with “x”’s (-x-) positioned on it.

For a flood elevation survey, you should expect to get several copies of the Federal Emergency Management Agency’s National Flood Insurance Program Elevation Certificate. The Elevation Certificate will show the data and information specific to the property necessary for your insurance agent to determine the flood insurance premium for the property. This includes data and information concerning the property, the Flood Insurance Rate Map, elevations and photographs.

For a benchmark elevation for construction, you should expect to get several copies of the benchmark elevation certificate. This will show data and information specific to the property necessary for the local governing agency to determine the minimum floor elevation for the new construction. This includes data and information concerning the Flood Insurance Rate Map, the property and elevations on the street and ground at the property.

 

How much does a Survey cost?
The cost of surveying work depends much on the following variables:

The time to perform the surveying work varies with the distance to, and the difficulty in reaching, the corners of the job site, shape and number of property corners. Whether the property is level versus hilly, clean cut or wooded/overgrown, and the number and type of improvements will affect time needed to complete the fieldwork. The location of the property in relation to the surveyor’s office affects the cost due to travel time.

Size and shape of property is a large component in the cost of a survey.. An irregularly shaped parcel has more corners to monument than a rectangular parcel containing the same area and will require more calculations. Larger rural and undeveloped areas could require the survey of the entire survey Section (640 acres in a regular section) in which the property lies. In some cases surveying in more than one section is needed. Be careful to not determine or place any special relationship factor between the size of the parcel and the cost of the land survey. This is not true in many cases, but many people often incorrectly equate a "small lot" with a "small price" of the land survey, and a "large parcel" with a "larger, or more expensive" price.

The required precision and extent of the detail of a survey also increases costs. ALTA surveys, and topographic surveys have more details than a standard property line survey. A title company or mortgage company may require considerably more detail on a survey than is required by the average property owner.

Sometimes information is not readably available or difficult to obtain in some areas or for certain portions of land. This can be due to surveys, if any were performed in the area or on the property, not having been recorded, land transactions having been handled poorly in the past, and vague, incomplete, contradictory, or antiquated legal descriptions. All requiring more work on the land surveyors part to establish the property’s boundaries and an increase in cost. The amount of existing evidence such as iron, wood, or stone monuments, old fences and occupation lines are considerable in aiding in surveying a parcel.

Disputes between neighbors (such as fence disputes or boundary line disputes) frequently prolong the surveyor's work.

Title companies may require considerable more documentation than is normally required by the average land owner.

What if I have a complaint about my land surveyor?
Start with talking to your land surveyor. There may just have been a simple miscommunication. Ask your land surveyor to explain or clarify anything you may not understand.

Though it is rare that any real action is necessary, there are a few things to remember if you have a problem with a land surveyor. Communication is of the most importance in any disagreement. Be sure that you have all the fees and understand the scope of work defined by contract before any work proceeds so you can avoid any future problems.

After you have asked the land surveyor, and still found no satisfaction to your complaint, try the Louisiana Society of Professional Surveyors. They may assist a client who has disagreements or misunderstandings with a land surveyor.

If, after the previous steps to resolve the conflict have failed and you still feel a need to file a complaint contact the Louisiana Professional Engineering and Land Surveying Board. They can assist you further.

Why is my new land survey different from another older land survey?
In short, this is why land surveying has been termed an “Art” and not a “Science”. Discrepancies between surveys are usually attributable to two reasons. First, measurement is always subject to error. Two surveyors measuring the same line may obtain different results. Both measurements should be close, but they will only approach the “true” value through precision, repetition and statistical analysis. Second, and more difficult to understand, is that measurements are made from, and decisions are based on, found evidence. Surveys performed at different times may not have the same evidence available. The more recent survey may have the benefit of monuments set after the prior survey, and previously existing monuments used for the prior survey may or may not be available. Another source of evidence is the records that the land surveyor has in his possession. Some of the most valuable information sold with a land surveying business is the field notes. In many parts of the country, land surveys are not required to be recorded with a local governing agency.

How common is it to have an encroachment over a property line?
Frequently. Land surveyors see encroachments all quite often. Encroachments can be as minor as a fence (the most frequent type) crossing over the property line just a little. Knowledge of an encroachment is one of the reasons why a land survey is a good investment.

Will the survey show if there are any encroachments on the property?
Yes, we show encroachments on the survey plat.

Is all land already surveyed?
No. Not necessarily as the property exists in its present form. Most, if not all, land is identified on tax maps. Even a previous survey, if found, may not always be appropriate for your project or assist you on your property.
 

Should I need a land survey since people who lived here before must have had a land survey?
While it may have been possible that the previous owners had the property surveyed, it is not a guarantee. Many people forgo the investment of having a survey done of their property since currently there are no requirements or laws requiring a land survey for the sale of land. Likewise, if a land survey was performed on the property, land surveys are not required to be recorded with a local governing agency, complicating finding a copy of the previous survey. Even if a previous survey is found, it may be antiquated rendering it of little value.

My neighbors next to me are building. They must have had their land surveyed, right?
For new construction, renovations or additions, the local government may require a land survey. Check with the permitting department of your local government for more information on when a survey is required. Sometimes a survey is required to even erect a fence. Regardless, it is extremely important for all neighbors to know where their property lines are when changes are being made to their property or an adjoining property.

Can I or my neighbor acquire land using something called adverse possession or squatters rights?
Yes, while this is correct, it is quite uncommon occurrence. The process is likely to be time consuming and difficult. It is best advised to personally consult a land surveyor and an attorney experienced in real estate transactions.

A friend of mine said he could locate my property lines for me is this true?
According to Louisiana R.S. 37:682, “… survey work related to property boundaries must be performed under the responsible charge of a professional land surveyor.” While your friend may be able to do so, he will also be breaking the law, unless he is employed by a professional land surveyor and his work on your property has been reviewed by the land surveyor. Technically, the simple act of a homeowner, with or without the aid of a survey, measuring off the side of his house to determine where the property line is, just to erect a fence, is a violation of state land surveying laws.

Are all land surveys easy and quick?
Sometimes and when we least expecting it, problems will arise on what we would believe to be a simplistic, cut and dry, ordinary survey. It could be anything from a typographic error in the property description, to a shortage or surplus of land in the area, to a disagreement with a prior survey. Many of the times, the problems are relatively minor and resolved without too much difficulty. However, there are those problems which can take additional effort and time to resolve.

Do I need a land survey if I found the pipe that marks my property corner?
Are you certain the pipe is exactly on the property corner? When resurveying recently surveyed property, land surveyors reverify the position of the property corner monument. Monuments can be easily moved from their original position when work occurs near them. An event as simple as mowing the lawn can cause the monument to more if the mower’s blade were to strike the monument. Are you certain the pipe you found is your property corner? It could be an offset marker or even just a piece of buried junk. Only a land surveyor can tell you if what you’ve found is a corner monument and it’s location to the property corner.
 

Do I need a land survey to construct a fence, or build on my own land?
The local government just may have an ordinance requiring a land survey to build or even construct fence. Many have regulations on the floor height of the new construction and require an elevation survey. The permitting department of your local government can assist you with regulations that may affect the project your undertaking on your property.

How close to the property line can I build my fence?
Check with permitting department of your local government. They can tell you about their requirements for erecting a fence. Frequently it is becoming more common to see regulations on the location, type and height of fences.

You may have the right to build right “on the property line”. However, will part of the fence or support footings encroach onto the neighbor’s property? How will you maintain the other side of your fence with out trespassing? Your land surveyor can mark the property line helping you determine where to erect your fence.

Do I own the property to the sidewalk or to the back of the curb of the street?
Determining ownership is something that is outside the land surveyor’s area of expertise. A land surveyor can tell you where property lines are but not if you are the legal owner. Most of the time sidewalks are located in the street right of way. The street right of way normally does not end at the edge of the curb. Usually a property’s front boundary line and the right of way line for the street on which the property fronts are a common line.

If a street adjoining my property is not used anymore, do I get half of that land?
Check with your local government. If it’s public property, you may be able to purchase all or a portion of the land if the street is being abandoned. If it’s not public property, then someone else owns it and you’d need to contact them about purchasing it.

Will a land surveyor will agree with me on where I believe the property line to be because I hired him?
The land surveyor should give you his professional opinion as to where the boundaries of the property are regardless if he is in agreement with you or not.

I disagree with the land surveyor. Can I hire another land surveyor who will agree with me?
You are with in your rights to hire another land surveyor. However, do not expect the new land surveyor to arbitrarily agree with you just because you hired him.

I was told where my property lines were when I purchased my land. What is the big deal?
None if your were shown by a land surveyor. Anyone else would be guessing. They may be close to the location of the property line, but it’s still just a guess. A land surveyor is the only person who is legally qualified to tell you where the property lines are.
 

What is an encroachment?
Any structure or obstruction which intrudes upon, invades or trespasses upon the property of another.

Will I be told about encroachments on my property?
A land surveyor should show on the survey plat visible encroachments onto your property and from your property onto the adjoining properties.

What is an easement or servitude?
A nonpossesing interest held by one person in land of another whereby the first person is accorded partial use of such land for a specific purpose. A servitude restricts but does not abridge the rights of the fee owner to the use and enjoyment of his land. Basically a servitude gives a specific right of use (i.e. drainage, utilities) of a portion of land to another person or entity.

Will I be shown if there are any easements/servitudes on my property?
Yes, we will show, on the survey plat, the described easements and servitudes disclosed in the title property description furnished us by the client and use any information from our files (e.g. subdivision plans) which may indicate easements or servitudes affect the property.

Can a land surveyors take away land or give land to someone?
A land surveyor does not have the power to take land away from or give land to someone. A land surveyor will measure the land that exists. Sometimes, there is more land or less land in the area than what is called for in the property description. Sometimes land has been built upon over the years without the benefit of a land survey or the knowledge of where the property’s boundaries are. In doing so, the portion of land being occupied may not always be within the boundaries of the surveyed property as per the property description. In both these scenarios it may seem like the land surveyor is either giving land to someone or taking it away. However, the land surveyor is only measuring what exists in the real word.

What will a property line survey of my property show?
Unless otherwise requested, a typical property line survey in following with Louisiana “Minimum Standards For Property Boundary Surveys” will show improvements, (e.g. buildings, pools, fences, driveways) and their relationship to the property line. Property corners will be shown as found or set monumentation (e.g. iron pipe, iron rod, cross in concrete) or in the event the corner is not accessible to mark, the property corner shall be referenced to a nearby fence post, building corner, or etc.

What will an elevation survey of my property by Mandle-Edwards Surveying, Inc. show?
A FEMA Elevation Certificate shows information about the location of your property, Flood Insurance Rate Map information (e.g. Flood Zone, Base Flood Elevation), building elevation information (e.g. floor elevation, equipment elevation, ground elevation), and photographs of the building.

A Benchmark Elevation may be shown on a FEMA Elevation Certificate or on a Construction Benchmark Certificate which shows information about the location of your property, Flood Insurance Rate Map information, property elevation information and benchmark elevation.

A Department of Safety & Permits City of New Orleans, Certificate of Construction Benchmark is a special elevation certificate required in Orleans Parish for the start of new construction or renovation and shows more detailed elevations on the property.

Can a surveyor tell me what property I own?
Based upon the title property description, subdivison plans, and previous surveys, a surveyor can, determine location of a person’s property. However, a surveyor cannot determine the ownership of the property.

Must surveyors be licensed?
Yes, to practice land surveying in Louisiana a individual must be licensed by the Louisiana Professional Engineering and Land Surveying Board.

How may I check to see if a surveyor is licensed in Louisiana?
The Louisiana Professional Engineering and Land Surveying Board website (www.lapels.com) has a roster of licensed individuals.

How can I pay for my survey?
Mandle-Edwards Surveying, Inc., accepts checks with state issued identification, most major credit cards and cash.

Is Mandle-Edwards Surveying, Inc. a qualified company?
Yes, Mr. Richard B. Edwards is the company’s Registered Professional Land Surveyor. Unlike a contractor or other trade, surveying is a licensed profession just like engineers and architects with many of the same requirements for licensure as an engineer. Mr. Edwards is registered to survey in both Louisiana and Mississippi.

State Board of Registration for Professional Engineers and Land Surveyors
9643 Brookline Avenue, Suite 121, Baton Rouge 70809-1443
Tel: 225.925.6291
Fax: 225.925.6292
URL: www.lapels.com

State Board of Registration for Professional Engineers and Land Surveyors
Suite 501, The Robert E. Lee Building, 239 N. Lamar, 39201
Mail: P. O. Box 3, Jackson 39205
Tel: 601.359.6160
Fax: 601.359.6159
URL: www.pepls.state.ms.us

Additionally, we are members of the Louisiana Society of Professional Surveyors.

Louisiana Society of Professional Surveyors
9643 Brookline Avenue, Suite 108, Baton Rouge 70809-1443
Tel: 225.925.5800
Fax: 225.925.5802
URL: www.lsps.net

What if I just need to ask a surveyor a question?
Feel free to call us with your questions. Most surveyors are generally very friendly and willing to answer any questions you may have.