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SURVEYING

Land Surveying

For more than three decades, BRCJ has been a leader in the surveying industry.  We have developed a proven track record of completing large complex surveys on schedule and on budget. We provide reliable, trusted, professional, personal attention to your project whether it is 0.5 acres or 62,000 acres. With a history of completing over 12,000 projects since BRCJ was established in 1992, you can be assured that we have the experience and expertise to provide you with quality professional surveying service.

For our commercial clients, we provide regional coverage for surveying services across five (5) states, including Indiana, Illinois, Ohio, Kentucky, and West Virginia. Covering a large geographic area allows our clients to have the convenience of one point-of-contact for consistent comprehensive surveying services you can rely on.

We leverage state-of-the-art technology to deliver the most accurate product with the greatest degree of efficiency. In the field, this includes the use of global positioning systems (GPS), robotics total station, UAV LiDAR scanning, photogrammetry, and digital leveling. Our offices are equipped with high quality software built to handle the most complex jobs. We are continually researching cutting edge technologies that we can apply to better serve our clients.

Our top priority is for our employees to have a safe workplace. As surveyors, we are on the go and must evaluate and adapt safety measures as conditions and locations change. Our safety policy is specifically designed for surveyors and the challenges they face and compliance with our clients’ site-specific safety standards.

Land Surveying Services

ALTA surveys are original or retracement boundary surveys conducted in accordance with the “Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys”. Lenders and Title Companies often require extensive surveys of commercial properties for the purposes of insuring title to real property free and clear of survey matters. The ALTA standards were developed to meet these needs in a manner that is accurate, complete, and uniform. 

ALTA surveys are generally requested for commercial properties. However, they can be beneficial when residential property is being transferred. An ALTA survey includes all aspects of a boundary survey and a property survey, in addition to depicting exceptions from coverage shown in the title commitment under schedule B-II. This means that all easements of record are provided to the surveyor by the title company and are shown on the face of the survey. An ALTA survey can also show the location of above ground, visible utilities, and the position of improvements with respect to applicable municipal building setback requirements. An ALTA survey gives a potential buyer the most complete picture of the property by depicting improvements, possible encroachments, encumbrances, zoning setbacks, gaps or overlaps in title between the subject and adjoining properties, record and visible means of access, record easements and the evidence of their use, lines of occupation and detailed descriptions of corner monuments.

Through the course of performing a boundary survey the property boundaries are established, corners are physically marked, subject and adjoining deeds and physical possession are evaluated, subdivision plats and historic surveys are reviewed, and the surveyor renders a professional opinion as to boundary locations and conflicts. Pricing varies by location, size, and complexity of the deed.

These surveys should be completed before constructing a new building, new fence, or other major improvement. Corners are set, and lines may be staked when requested. Boundary surveys report conflicts found with adjoining properties, such as fences or buildings that are across property lines. They also report conflicts between deeds. A boundary survey is generally the first step in solving disagreements between neighbors regarding property lines and is the basis attorneys work from.

The finished product for a Boundary Survey includes the physical monumentation of boundary corners, a plat of survey and a report of survey, both of which will be recorded if the survey is substantially at variance with prior evidence or if an original survey was performed.

 

Retracement Surveys

A retracement survey is a type of boundary survey. According to Indiana Administrative Code 865 IAC 1-12-2(i) a retracement survey is “a survey of real property that has been previously described in documents conveying an interest in the real property.”

 

Original Surveys

An original survey is a type of boundary survey. According to Indiana Administrative Code 865 IAC 1-12-2(f) an original survey is “a survey that is executed for the purpose of locating and describing real property that has not been previously described in documents conveying an interest to the real property.”

The use of UAV/Drone technology has become invaluable to engineers, surveyors, planners, architects, and the real estate industry. A drone can be equipped with a camera and/or a LiDAR sensor to efficiently collect ground features. Photos collected can be used to simply capture a high resolution photo of an area or aid in a topographic survey. A drone equipped with LiDAR has the ability to collect data through vegetation unlike photogrammetry. LiDAR capabilities allow horizontal and vertical data to be collected in areas covered by vegetation such as a tree canopy.

Data collected by both photogrammetry and LiDAR can be used for ALTA/NSPS Land Title Surveys, boundary surveys, topographic surveys, vegetation management, inspections, and much more.

Both photogrammetry and LiDAR produce large amounts of data that needs to be managed effectively.  The raw data collected is not inherently useful until it is localized to ground control and the data is extracted. Our team has the tools to process and manage the data to provide a product catered to the needs of the end user.

Topographic surveys depict the horizontal and vertical relationship of the ground surface and existing features. They are primarily distinguished from other maps by the representation of the ground surface using contour lines. Typical information shown on a topographic survey drawing include natural features such as trees, vegetation, hills, valleys, streams, and manmade features such as buildings, streets, sidewalks, curbs, manholes, catch basins, utility poles, underground utilities, above ground utilities, fences, retaining walls, ditches, embankments, field divisions, and ponds.

The purpose of most topographic surveys is to serve as a base map for the design of new features such as roads, driveways, or buildings. It is often necessary to show boundary lines and easement locations in addition to existing site features so that they can be considered during the design process. Elevations on a topographic survey can be based on an assumed vertical datum or a published reference datum, depending upon the needs of the end user.

Our survey teams are using the latest LiDAR UAV technology to produce highly accurate topographic surveys to inform the designs prepared by our engineering group.

Lot stakes are performed in platted subdivisions for the purpose of constructing improvements such as fences, buildings, or walls. Corner monuments are found or set, and lines will be staked if requested by the client. Provided the land surveyor has found an acceptable location of the boundary location, no survey drawing, or report of survey is prepared. This type of survey is most useful in modern subdivisions where no conflicts with adjoining property owners are anticipated.

Property surveys encompass all the aspects of the boundary survey while also noting or depicting the position of boundaries with respect to physical improvements (such as homes, driveways, barns and garages). If the property is in a subdivision, platted building setback lines and easements will also be shown on the survey. Recorded easements will not be evaluated for this type of survey unless documents are provided by the client. 

Mortgage Surveys (also called Surveyor Location Reports) are performed specifically for mortgage lenders or title companies. These surveys generally map the house and buildings on a property to ensure they are on the property being financed. No boundary lines are established, and no monuments are set.

The purpose of this type of survey is to make sure the house or other buildings are on the land the owner is purchasing. They are only intended for mortgage lenders and title companies. These surveys are of limited accuracy, and specifically state that they should not be used to determine property lines or to add improvements such as fences or new buildings. When a house or building is found to be close to a line, an actual survey is recommended by the surveyor.

A control survey determines high accuracy horizontal and/or vertical coordinates for a network of physical monuments to which subsequent surveys can be adjusted. Control surveys are imperative when performing large scale surveying projects.

According to Indiana Administrative Code 865 IAC 1-12-2(k) a route survey “refers to surveys executed for the purpose of acquiring an interest in the tracts of land required for the following:

  1. Highways
  2. Railroads
  3. Waterways
  4. Pipelines
  5. Electric Lines
  6. Any other linear transportation or utility route


The term does not include surveys executed for acquisition parcels that are of even width and immediately adjacent to an existing title, easement, or right-of-way line and do not require a property survey to prepare an accurate legal description for the parcel. Route surveys are not considered either original or retracement surveys.”

Route surveys are generally performed at the request of governments, railroads, local municipalities, or utility companies in conjunction with the preparation of exhibits and legal descriptions for easement acquisition.

To map a project using photogrammetric or LiDAR methods, a ground control network must first be established. An aerial control survey differs from a control survey in that the high accuracy monuments that are established are visible from the air.

Construction surveys facilitate the process of constructing improvements per design specifications. The construction surveyor ensures that improvements are placed correctly in relation to other site features by accurately setting stakes and grade stakes and by checking such items as plan dimensions, horizontal and/or vertical positions, and drainage patterns.

Construction surveys may also include an element of as-built data collection during the course of the construction project in order to map the location of improvements such as underground utilities for future reference.

The subdivision of land requires the services of a professional surveyor. Each county and/or municipality has a set of ordinances in place to regulate the subdivision of land. Depending on the jurisdiction of the property and the number of new lots being created, the process can require a combination of the following:

  • A complete boundary survey of the land to be subdivided.
  • Coordination with the appropriate government offices (highway department, planning/zoning department, building department, county recorder, county surveyor, etc.)
  • Topographic information depicting existing site conditions.
  • Legal notifications (published locally and/or mailed to affected property owners)
  • Presentation to local planning commission
  • The preparation of new legal descriptions
  • The preparation of a plat to be recorded in the county courthouse.

An elevation certificate verifies the elevation data of a structure on a given property relative to the ground level. The elevation certificate is used by insurance companies to rate flood insurance policies and is required by many companies before flood insurance will be issued.

To place property in Indiana’s classified forest program, the landowner must designate an area of at least 10 contiguous acres of forest or wildlife habitat. A portion of the classified forest application, including a description of the land being classified, must be completed by a professional surveyor. The description is usually prepared using the record information contained in the deed of the property in conjunction with an aerial photograph depicting the proposed location of the classified land.

Complete list of our Land Surveying Services

If you don’t see what you are looking for, ask us. Our diverse staff has a wide range of expertise and can be of assistance in nearly any capacity.

Land Title Surveys

Farm Surveys

Lot Surveys

Parcel Surveys

Original Surveys

Mortgage Surveys/Survey Location Reports

Cadastral Surveys

Development Feasibility

Commercial Plats

Aerial Control Surveys

Route Surveys

Topographic Surveys

Design Surveys

Volumetric Surveys

Utility As-Built Surveys

Flood Plain Surveys

Elevations Certificates

Planning and Zoning

Residential Plats

Flood Gauge Measurements

Heavy Highway Construction Layout

Site Development Construction Layout

Post-Construction As-Built Surveys

Utility Construction Layout

Right of Way Surveys

Machine Control Prep / Card Building

Subdivision Staking

Feasibility Studies

Classified Forest Application Packets