A Survey, Is A Survey, Is A Survey... Not Even Close.

 Most agents, especially residential agents, think there is only one type of survey. Think again.  There are actually seven types of surveys used in conjunction with land sales, development, etc., with the most detailed being an ALTA survey, which is required in most Texas real estate contracts, especially those promulgated by the Texas REALTORS® Association (TXR). The seven types of surveys are:

1. ALTA/ACSM Survey

The purpose of this type of survey is to provide a title company and/or lender with the necessary location and survey data to issue an American Land Title Association or Extended Coverage Title Insurance policy. An ALTA/ACSM survey usually shows the relationship between existing improvements on a particular parcel of land relative to the boundaries set forth in the property’s deed.

This is one of the most comprehensive types of land survey because it covers all of the features and characteristics of the property.  It is literally a survey "map" of the property.  If this survey is done for an impending development, such as a subdivision, business park, etc., it will be referred to as a "platt".  The definition of a platt is, "A map of a subdivision that represents a tract of land, showing the boundaries and location of individual properties, streets, easements, and other pertinent information."








2. Boundary Survey

A boundary survey is used to locate the corners and boundary lines of a parcel of land. This type of survey involves both record and field research, including any measurements and computations needed to set the boundary lines in accordance with applicable state laws. A boundary survey may also involve locating easement lines and encroachments from adjacent parcels.

3. Construction Survey

This type of survey requires staking out structures located on the property, including walls, buildings, roads, and utilities. Staking provides construction personnel with directions for implementing the improvements shown on the development plans. A construction survey may also involve both horizontal and vertical grading in addition to an As-Built survey.










4. Location Survey

Similar to a boundary survey, a location survey provides additional information on the location of interior improvements. This type of survey is most commonly used to fulfill the requirements of a zoning permit or loan application.


5. Site Planning Survey

Often a requirement for development permit applications, a site planning survey combines the elements of boundary and topographic surveys for site planning. This survey is used to plan design improvements and developments before construction begins.

Site planning surveys are frequently used for designing house lots, subdivisions, stores, playgrounds, commercial & industrial sites, and streets and highways.



6. Subdivision Survey

A subdivision survey is used to divide a parcel of land into smaller tracts, lots, or estates. This type of survey is also used to design streets and drainages, and it must be recorded by the local and state government agency. This survey is also known as a partition survey.



7. Topographic Survey (aka Topo)

The purpose of this survey is to locate both natural and man-made topographic features on a parcel of land. Examples of such features include fences, utilities, buildings, elevations, streams, trees, improvements, and contours. A topographic survey may be required by a state or local government agency or might be used by architects and engineers for planning site improvements and developments.



A topographic survey is typically implemented through a combination of aerial photography and ground field methods. This type of survey is not limited by property boundaries; however, in some cities along the Texas Gulf Coast, such as Houston, these surveys are required prior to development in order to identify the "determined base elevation" of a parcel prior to any permits being granted for construction.  This requirement came about in September of 2019 as a result of the massive flooding experienced along the Gulf Coast region during Hurricane Harvey in 2018.

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Of the seven types of surveys, the most important for commercial realtors are the ALTA and the Topographical.  In the case of land sales, it's not unusual for a buyer to have an expanded ALTA with topographical done as part of the feasibility study, especially if the land is being purchased for large-scale development.  

If you look at a topographical map of Houston, as you zoom in you'll find the elevation of the land varies widely even in very small areas, and street to street. This variance in elevation is what can cause "ponding" or even flooding, hence the City of Houston's building code change in September 2019, which requires a property owner to employ a licensed surveyor to assess any parcel prior to construction in order to identify the "determined base elevation (DBE)" of a building site and provide an elevation certificate prior to application for construction permits for buildings or residences because the threshold of the entry door to the main living area or occupied space of all new buildings and homes constructed must be 18-inches above the DBE.  Areas such as garages are not considered "living areas" and so are not included.  This is why many townhome and apartment builders are now constructing garages on the first floor and the living areas on the second floors and above, placing them well above the DBE. (We'll explore the new CoH Building Code in another post.)



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