In many instances, property owners first contact their local planning and zoning boards, or building officials, where they or their attorney may be informed of the need for a property survey.
The municipalities are looking for confirmation that laws and ordinances will permit the property owner to proceed with their building and development plans.
Juliano Associates can perform the services for property owners, including:
• Preparing proposed subdivision layouts
• Mapping proposed building projects to see if they will encroach on easements or building setback lines
• Measure elevation of proposed buildings to determine if they lie within flood hazard areas and are in compliance with FEMA regulations or if flood insurance is needed
• Prepare exhibits showing existing easements
• Perform a topographic survey for proper storm drainage runoff and grading
Title attorneys or title insurance agents frequently request the services of a professional land surveyor in order to clean up any ambiguous property descriptions, or to verify the proper location of structures on the property, so that the mortgage lender will agree to assume a loan.
Land surveys are made for several reasons:
• Determine the correct location of land boundaries
• Provide information about the area of land described
• Show any physical encroachments onto the property or adjacent properties
• Establish new lines dividing land into smaller parcels or subdivisions
• Show the topography of the land
A land survey is generally needed:
• Before the title in land is transferred
• Before the land is subdivided or plotted
• Before the land is developed by construction of roads, fences, buildings, etc.
• Before a boundary dispute happens!
• Initial Client / Surveyor Contact: We discuss with our clients, their needs and circumstances for wanting a survey. From this information, we determine what type of survey best fits their needs.
• Research: We trace land records and search for maps of the land to be surveyed and the abutting parcels (as far back as colonial times in some instances) to find all of the available data.
• Field Survey: We search for existing markers and boundary evidence and take the necessary measurements to locate them.
• Evaluation and Interpretation of Research Information: We plot the field data, comparing it to the record information in order to reach final conclusions as to boundary locations.
• Monumentation: We set new boundary markets (iron, concrete, or granite) monuments where required or at the clients request.
• Review with Client: After the survey is complete, one of our knowledgeable staff will review the map with our client and walk them around their property so they have a clear understanding of the work performed.
The cost of a land survey depends upon many factors including:
• Type of survey and equipment required
• Weather conditions
• Availability of existing records and controlling survey monuments
• Type of terrain
• Access to the property
• Surveyor’s familiarity and knowledge of the area.
Because an exact fee is difficult to estimate until a review of the land records has been performed, Juliano Associates is happy to provide an estimate of final cost based on our general experience.
We can guarantee that our professional services will cost less than the time, worry, and expense of moving a building, relocating fences, making improvements, or defending a lawsuit in court due to a land boundary dispute.
Surveys determine the correct location of land boundaries with respect to deed descriptions. They can inform you of the area of the land described, and any physical encroachments onto the property, or onto any adjacent property. They establish new lines dividing your land into smaller parcels, or represent the topography of the land.
Types of surveys can include:
• Boundary Survey: Locates the exact corners and boundary lines of a given parcel. It sets or resets missing markers as needed.
• Topographic Survey: Locates topographic features (natural and manmade) such as buildings, fences, elevations, slope of the land, streams, inland wetlands, etc.
• Subdivision Survey: Divides land into smaller parcels or lots with proper monumentation and a survey map for recording on the land records.
• Construction Survey: Displays a layout of roads, buildings, pipe lines, etc., for construction, grading, and all other pertinent site development work.
• Property Survey: Completed to assist banks and other lending institutions prior to the issuance of a mortgage. Shows location of all buildings, easements, or rights of way, and encroachments by fences, walls, driveways, structures, etc., along with lines of occupation.
Since a fence is a relatively permanent structure, you will want to be sure of the location of your property lines before construction. A prudent course of action is to locate existing property corners that delineate your property line and have the validity of the monuments verified by a surveyor. If you are unable to find your property corners, ask for assistance from your surveyor. They may be able to find monuments using a magnetic locator and cloth tape. If the surveyor is not able to locate existing monuments, you may need to have a monumented land survey performed.
If you are buying or selling developed property, you will likely need a boundary survey or an improvement location survey. Oftentimes, the realtor or attorney doesn’t physically show you where your property lines are, so you don’t know exactly what you’re dealing with. Homebuyers encounter lots of paperwork and signatures upon closing a mortgage loan. Often in the midst of all the paperwork, the question of a survey is left unanswered by either the lending institution or the seller; and they may not have the best interests of the buyer in mind. A survey adds peace of mind, adds value, and security.
A professional land surveyor renders a highly technical service in compliance with applicable laws, regulations, codes and court decisions established by city, county, state, and federal authorities.
Juliano Associates is licensed by the state of Connecticut and is a member of the Connecticut Association of Land Surveyors.
You should base your decision of retaining the services of a Professional Land Surveyor on their reputation, years of experience, knowledge of the area, professional staff, and availability. Your decision should not be based solely on the fees or costs associated with their services.
Juliano Associates has been in the business of land surveying since 1979 and is qualified to perform analysis of property descriptions, boundaries, easements, topography, and geodesy. We can provide you with a certificate of survey that is a binding legal document, advise you if there is a defect in your deed description or evidence of encroachment, and in cases of controversy, we can appear in court as an expert witness for your cause.
Any documents you have regarding the ownership of your land can be very helpful in the preparation of your survey. These include a title insurance policy or commitment, a previous survey of any type, or any other relevant documents you may have. If you are aware of any property corner monuments near the survey, let the surveyor know of their existence, and if possible, make the monuments apparent by placing something more visible around them.
A civil engineer uses knowledge of mathematics, the physical sciences and the principles of engineering. Professional service include consultation, investigation, evaluation, planning, design or responsible supervision of construction. Civil engineering services are often performed in connection with any public or privately owned works or projects wherein the public welfare or the safeguarding of life, public health or property is concerned or involved.
• When buying land for the purpose of development
• For redevelopment of an existing property
• For design of a septic system for a new building or to replace a failing system
• When a property is having problems with ground water or surface water runoff
• When a site plan is required for Planning, Zoning, Zoning Board of Appeals, or Inland Wetlands Commission approvals
• When a neighboring property’s development is impacting your property
• For the design of new parking facilities or to evaluate the condition of existing facilities
Some of the typical engineering services offered by Juliano Associates are:
• Feasibility Study: An analysis of a parcel of land for the purpose of determining its development potential.
• Environmental Impact Study: Analysis of an existing or proposed development on wetlands, animal habitat, air quality, water quality, etc.
• Site Layout Design: A plan that depicts the proposed positioning of improvements such as buildings, parking, grading, drainage, utilities, landscaping, signage, or sediment and erosion control. This type of service is generally performed in conjunction with obtaining local, state, or federal permits.
• Septic System Design: A plan that depicts the proposed location of the building being served, the proposed location of the system, the associated grading and drainage features, and the water supply. A plan should include the appropriate details and specifications for the septic system’s construction.
• Construction Documents: A highly detailed set of design drawings, specifications, and details used to secure bid prices once a project has obtained the necessary approvals. A good set of construction documents can help prevent the owner/developer from incurring “extras” associated with the construction process.
• Storm water Management: The design of swales, ponds, underground storage, etc. to help manage and control the storm water runoff associated with development.
• Water Main Design: The design of a public or private water system.
• Sanitary Sewer Design: The design of a public or private sewer system including force mains or grinder pump systems and sewage lift stations.
• Pavement Evaluation: An on-site inspection of existing pavement conditions to determine the remaining wear life or to determine the best method of repair.
• Pavement Design: The designs of pavement sections for durability, cost, and wear life.
• Traffic Pattern & Turning Movement Analysis: The study of vehicular movements for determining parking lot layout, access for emergency services, ingress and egress, truck loading zones, etc.
• Budgeting: The process of obtaining or determining reasonable cost estimates for a proposed construction process.
• Construction Inspections: The process of inspecting construction activities to determine compliance with design plans, municipal regulations, or permits.
• Permitting: The act of representing a client at planning and zoning, inland wetlands, or zoning board of appeals hearings to obtain necessary local approval. Also can include identifying State and Federal permits that may be required, and helping clients to obtain them.
• Soil Testing: Process of inspecting percolation tests and deep test pits to determine the suitability of soils for a subsurface sewage disposal system or an underground strom water management system.
Prepare an in-depth report of the development potential of your property.
• Prepare a report on the impact of a proposed development on surrounding properties and natural resources.
• Examine the impact of nearby development or construction activities on your property.
• Appear in court as an expert witness on your behalf.
• Prepare a site plan or septic system design plan.
• Represent you in front of local planning, zoning, and wetlands boards and commissions.
• Identify necessary permits which may be required to begin construction or development.