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Frequently Asked Questions

Whilst MAJO SURVEYING offices are in East Bay, we are happy to travel anywhere in California to help our clients. We have worked in

  1. Santa Clara County
  2. Contra Costa County
  3. Alameda County
  4. San Mateo County
To determine the description of your property, consult the current deed available from the County Recorder’s office. If you’re fortunate, the deed will reference a recorded map, which could indicate the presence of survey markers or monuments that were originally set and may still be in place at or near your property corners. Visiting our office in Public Works can help clarify the availability of such maps. Additionally, it might be beneficial to inquire with your neighbors if they have recently located their property corners for purposes like obtaining a building permit. Ultimately, conducting some initial research on your own can potentially save time and costs if you eventually need to hire a private surveyor to precisely locate your property lines.
A fence does not officially establish a property line. Only boundary points set by a Licensed Land Surveyor accurately define your property line. However, it’s possible for a fence to align with a surveyor’s stakes, but there are also cases where fences are constructed without a survey. If you possess evidence indicating that the fence was built precisely on the property line (such as a copy of an old survey), you might assume its accuracy, but there’s an equal chance of it being incorrect.Ultimately, conducting some initial research on your own can potentially save time and costs if you eventually need to hire a private surveyor to precisely locate your property lines.
Only a licensed Professional Land Surveyor (or Civil Engineer registered prior to 1982) licensed by the State Board for Professional Engineers and Land Surveyors has the legal authority to conduct land surveying in California. Their contact details can be obtained from the California Land Surveyors Association. A Land Surveyor plays a crucial role in a professional team that includes attorneys, engineers, architects, planners, and landscape architects. Many land surveying firms offer comprehensive services that encompass some or all of these disciplines. The expertise of a professional Land Surveyor can significantly influence the planned use of your property. It is important to carefully choose a reputable Land Surveyor whom you trust to ensure they have all the necessary information and are fully aware of both your requirements and those of the relevant governmental agencies overseeing the property.

The cost of most land surveying projects is determined by several factors:

  1. Record Search: The complexity of this step depends on (a) the number of parcels involved and (b) the number of past transactions. Past land transactions have often been handled informally, leading to many vague, incomplete, and sometimes conflicting legal descriptions and records.
  2. Size and Shape of Property: Irregularly shaped parcels require more corner monuments and have longer boundaries compared to rectangular parcels of the same area.
  3. Sectionalized Survey Work: Sometimes, the survey may extend beyond the parcel itself to include the entire section (640 acres or more) where the land is located. In some cases, surveys of multiple sections may be necessary, depending on the parcel’s location in relation to the Government Plat sections.
  4. Terrain & Vegetation: The ease of surveying varies with the terrain and vegetation. Flat land is generally easier to survey than mountainous terrain, where obstacles like sight lines and accessibility can complicate field work.
  5. Amount of Existing Evidence: Evidence such as iron, wood, or stone monuments, old fences, occupation lines, witness trees, etc., assist the Surveyor in retracing boundaries. The absence of such evidence can increase the difficulty of accurately retracing boundaries.

These factors collectively influence the complexity and cost of land surveying projects.

One effective strategy to lower the cost of your survey is to involve your neighbors. When a surveyor is tasked with determining a boundary, they often need to establish the boundaries not only of your property but also of the entire block, and sometimes even multiple blocks in your area. By coordinating with your neighbors to have surveys done concurrently, you can potentially share the costs associated with establishing these boundaries. This approach can result in significant savings for all parties involved, as the surveyor’s work becomes more efficient when boundaries for multiple properties are assessed in one operation. This collaboration ensures that everyone benefits from accurate boundary determinations while minimizing individual survey expenses.
No. It is your responsibility to provide the Surveyor with a legal description, current title report, or policy for the parcel you want surveyed. The Surveyor will then locate the property on the ground and provide you with a record of survey map showing the survey results.
Yes, if you request the Land Surveyor to identify encroachments in areas of concern to you.
Yes, if you instruct the Surveyor to do so and provide a current title report or policy for this purpose. The Surveyor will provide a map, plat, or exhibit showing this information.
The corners of the property will be marked with stakes, pipes, or other monuments bearing the Professional Land Surveyor’s license number. If requested, the Surveyor will point out these corners on the parcel. A record of survey or corner record will be filed when these monuments are set, detailing property line dimensions, monuments, and other relevant data as required by the Land Surveyors Act, client specifications, or others.
  1. ALTA/ACSM Survey or Extended Title Insurance Coverage Survey: A survey conducted to provide a title company and lender with necessary survey and location data for issuing American Land Title Association or Extended Coverage Title Insurance.
  2. Boundary Survey: A survey focused on locating the corners, boundary lines, and easements of a specific parcel of land. It involves comprehensive record and field research, measurements, and computations to establish boundary lines in accordance with the Professional Land Surveyors Act.
  3. Site Planning Survey: This survey combines boundary and topographic surveys to prepare a site plan used for designing improvements or developments.
  4. Topographic Survey: A survey that identifies natural and man-made topographic features such as buildings, improvements, elevations, trees, streams, and land contours. This type of survey is often required by governmental agencies or used by engineers and architects for development planning.
  5. Subdivision Survey: The process of dividing a tract of land into smaller parcels, with the survey data and monumentation depicted on a map in compliance with local ordinances and the Subdivision Map Act.
  6. Control Survey: A precise survey to determine the horizontal and vertical positions of points, used for boundary determination, aerial mapping, construction staking, and related purposes.
  7. Construction Survey: This survey involves staking out the correct locations of structures as specified in improvement plans, essential for constructing roads, pipelines, buildings, and other infrastructure.

These various types of surveys serve different purposes ranging from legal boundary establishment to construction planning and development.

It’s advisable to clear brush from the area you want surveyed before the survey crew arrives. While the survey crew can clear some brush as needed to access survey points, it’s typically more cost-effective for you to hire someone with a lower hourly rate to handle extensive brush clearing beforehand. This approach helps minimize expenses, as survey crew rates are generally higher and more suited to specialized survey tasks rather than routine brush removal.
If a surveyor sets boundary points on your property, it is mandatory to have the survey recorded. This requirement is mandated by State Law and serves the public interest by maintaining a comprehensive record of all Right of Way and property lines established by surveyors. In areas where surveys have not been filed for extended periods, it becomes challenging to accurately establish boundaries without access to control points or records documenting how previous surveyors have defined these boundaries.
No, many parcels of land in the county were established before the 1972 legislation that mandated subdivision final maps or parcel maps for creating new parcels. As a result, the boundaries of longstanding parcels are often described solely in deeds that have been recorded. It’s important to note that a formal survey of an existing parcel is typically not required by the county for obtaining a building permit.
No, all recorded maps (such as subdivision final maps, parcel maps, and records of survey) are derived from a historical record that has accumulated numerous discrepancies, conflicts, and uncertainties over time. The surveyor’s role is to identify relevant inconsistencies and use informed judgment during research and fieldwork to compile accurate maps. The County Surveyor reviews submitted maps for adherence to technical standards and practices but does not resolve discrepancies in the historical record. Disputes regarding property lines may need to be resolved through civil proceedings in judicial courts.
Yes, according to Section 605 of the California Penal Code, it is a misdemeanor to intentionally remove or destroy a permanent survey marker. If such an incident occurs, it should be reported to the County Sheriff’s office or the appropriate police department if it happened within one of the four incorporated cities. If a survey marker is removed by a licensed professional land surveyor or civil engineer, you can also file a complaint with the State of California Board of Registration for Professional Engineers and Land Surveyors at (916) 263-2251, or through their website at https://www.bpelsg.ca.gov/consumers/enforce.shtml During major construction projects, survey markers may be inadvertently destroyed due to the nature of the work. In such cases, efforts should be made to replace or memorialize the obliterated markers in a manner that preserves the continuity of the historical record.

State law mandates that a map must be recorded when a surveyor places a permanent marker bearing the surveyor’s registration number. However, there are circumstances where a survey may not involve setting permanent markers (“monumentation”), including:

  1. The survey was not completed, likely due to project abandonment or non-payment to the surveyor.
  2. The survey type was not a boundary survey but rather a topographic or planimetric survey, aimed at detailing existing ground features, landscape, or structures for future development.
  3. The survey was commissioned by the client solely for informational purposes, resulting in the placement of temporary markers like lath and ribbon.
  4. Sufficient existing monumentation was found, obviating the need to set new permanent markers.

Surveyors rely on monuments and set them up. You might say surveyors even love monuments; we sure love finding and measuring them. Monuments are markers. They are often set in the ground and can hold or mark horizontal positions. Depending on what kind of marker is set, it can be called:

  • Property Corners
  • Brass Disk
  • Nail and Brass Tag
  • Pin and Cap
  • Rebar and Cap
  • Iron Pipe
  • Cut Cross in Concrete

Very often, you will notice the markers have a cap or tag with a number on the top. That four- or five-digit number is the specific state-issued number for each individual registered as a land surveyor/engineer and allows us to know who set the marker.
Monuments are established with the intent to hold and perpetuate mathematical positions as they mark the following:

  • Limits and Boundaries of Parcels
  • Properties
  • Street Rights-of-Way
  • Easements
  • Vertical Elevations (Benchmarks)

As long as a Site Plan includes a property boundary or easements and demonstrates the positional relationship of features to these boundaries or easements, it must be prepared under the responsible charge of a Land Surveyor. Subsequent parties, such as Architects, Engineers, Landscape Architects, Owners, drafting services, or contractors, may then use the Land Surveyor’s existing features plan to depict proposed features and their intended relationships with the property line, easements, and other existing features.

Typically, a Land Surveyor initiates this process by conducting a topographic and boundary survey. They then provide this foundational plan to another design professional, like an Architect or Engineer, who overlays the proposed building structures, surface improvements, utilities, fences, walls, etc., onto the Land Surveyor’s plan. In cases where the Land Surveyor is not involved in designing features governed by another professional practice area, they may handle the entire Site Plan independently.

The establishment and depiction of property lines, easements, and related data require measurements by a Land Surveyor, as specified by California law.

An As-Built Plan in the architecture and construction industry refers to a drawing that accurately depicts the current dimensions and conditions of a building, space, or area. Unlike design drawings that illustrate the intended layout, As-Built drawings show the building as it currently exists, reflecting any deviations from the original plans due to construction complexities, renovations, or tenant improvements that may not have been properly documented. These drawings are essential for documenting the existing conditions of a structure or space “as-is.”

Various terms are used to refer to As-Built drawings, including existing conditions drawings, record drawings, measured drawings, and variations such as asbuilt or Asbuild (drawings, plans, etc.).

Revit models are 3D models generated with Autodesk Revit, a building information modeling (BIM) software. These models are utilized by architects, structural engineers, mechanical, electrical, and plumbing (MEP) engineers, designers, and contractors for creating, editing, and reviewing detailed representations of building structures. They encompass structural components and essential systems such as HVAC, electrical, and plumbing.

Revit models serve a comprehensive purpose across the building lifecycle, starting from conceptual design through construction, operation, and potential renovations. They enable stakeholders to visualize, analyze, and coordinate various aspects of the building’s design and functionality effectively.

A BIM model is a 3D model enriched with data.  Building Information Modelling (BIM) is a digital process for creating and managing information on a construction project throughout its entire lifecycle. A BIM model is a 3D virtual model of a building that is constructed digitally. BIM models are used from the earliest stages of design through construction and operation. They provide a coordinated digital description of every aspect of the built asset. BIM models are used to analyses and manage information on building design, construction, and operation. They allow architects, engineers, builders, and contractors to work collaboratively and share data. BIM models are also used for cost estimation, scheduling, and facility management. 

Laser scanning is a process of capturing precise, three-dimensional information from a real-world object, a group of objects, or an environment, using a laser as a light source. Laser scanning combines controlled steering of laser beams with a laser rangefinder. By taking a distance measurement at every direction, the scanner rapidly captures the surface shape of objects, buildings, and landscapes with great accuracy.  The highest resolution scanners capture millions of points per second. Laser scanning is commonly used in various industries such as insurance, oil and gas, engineering, construction, and maintenance for documentation, planning, and maintenance purposes.

Increased Property Value: Creating another legal parcel means you are creating a brand new real estate asset. This asset can be sold/developed/mortgaged separately. It is a reliable way to generate additional value, making it a highly attractive investment opportunity.

Increased development potential: Two homes are allowed on each property (four in total). You are not limited to a small ADU, but can actually build full-sized homes (depending on your FAR, vacant space, etc.) Setbacks (side and rear) are reduced to 4 feet.

Flexibility: You will own two separate legal parcels, which you can treat independently. You can develop or sell them at differing times, depending on your financial needs or you can hold both valuable assets for a retirement nest egg.

Financial Opportunities: With the additional legal lot and development potential, you can consider passive rental income from a new property or selling the newly created lot.

Access more cash: By creating another legal parcel, you can get a separate mortgage loan and construction loan. If you were to build without splitting, you would not be able to get these

Please email us at majosurveying@gmail.com to request a sample plan tailored to your project needs.

Welcome to MAJO Surveying, where accuracy meets reliability. Founded in 2022, our company has established itself as a leader in providing high-quality land surveying services for residential, commercial, and industrial projects.

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