Frequently Asked Questions

What is a land survey?

A land survey is a professional measurement and mapping of a property's boundaries, features, and improvements. It establishes the exact location of property lines, easements, structures, and physical features based on legal descriptions in deeds and recorded documents. Licensed Professional Land Surveyors (PLS) use specialized equipment and research to ensure accurate results.

Do I need a survey when buying property?

While not always legally required, a survey is highly recommended when purchasing property. It confirms the exact boundaries, reveals any encroachments or easements, verifies the property description matches the deed, and can prevent future boundary disputes. Many lenders and title companies require a current survey before closing, especially for commercial properties or ALTA/NSPS title insurance policies.

How long does a typical survey take?

Survey timelines vary based on property size, complexity, and research requirements. A simple residential boundary survey typically takes 2-3 weeks from authorization to final delivery. This includes deed research, field work, and mapping/documentation. Larger properties, commercial ALTA surveys, or subdivisions may take 3-5 weeks or longer. We'll provide a specific timeline estimate after reviewing your project.

What's the difference between a boundary survey and a topographic survey?

A boundary survey establishes and marks property lines based on legal descriptions. It shows boundaries, easements, encroachments, and may include structures. A topographic survey maps the elevation and physical features of land including contours, trees, utilities, drainage, and terrain. Topographic surveys are used for engineering, site planning, and development. Many projects require both types of information.

How much does a land survey cost?

Survey costs vary based on property size, complexity, location, accessibility, and the type of work required. Every project is unique, so we provide customized quotes tailored to your specific needs. Contact us at 910-356-1800 to discuss your project and receive a personalized quote. We also offer special contractor rates for ongoing projects.

Will you mark my property corners?

Yes! Boundary surveys typically include setting or resetting property corner monuments (iron rebar, pipes, or concrete markers) at all corners and angle points. We'll mark corners that are accessible and within the survey scope. Markers help you and future owners identify boundaries. We can also provide additional intermediate stakes or flagging along boundary lines if needed for fencing or other purposes.

Are surveyors required to be licensed in North Carolina?

Yes. North Carolina law requires all land surveyors to be licensed as Professional Land Surveyors (PLS) by the NC Board of Examiners for Engineers and Surveyors. This ensures surveyors meet education, experience, and examination requirements. All survey plats and documents must be signed and sealed by a licensed PLS. Coastal Geomatics employs multiple NC-licensed Professional Land Surveyors.

Do surveys need to be recorded with the county?

Subdivision plats, recombinations, and certain other survey types must be recorded with the Brunswick County Register of Deeds. Standard boundary surveys and topographic surveys typically don't require recording, though property owners may choose to record them for public reference. ALTA surveys and elevation certificates are generally not recorded. We'll advise you on recording requirements for your specific survey type.

What is an ALTA/NSPS survey?

ALTA/NSPS surveys meet national standards developed by the American Land Title Association and National Society of Professional Surveyors. These comprehensive surveys are typically required for commercial real estate transactions and title insurance. They include detailed boundary information, improvements, easements, utilities, zoning compliance, and specific Table A items requested by lenders or title companies.

What is an elevation certificate and when do I need one?

An elevation certificate is a FEMA-required form documenting a structure's elevation relative to the Base Flood Elevation (BFE). It's needed for flood insurance determination, especially in Special Flood Hazard Areas (SFHA/flood zones). Lenders typically require elevation certificates before closing on properties in flood zones. They're also needed for new construction permits and FEMA flood insurance rate calculations.

How do I prepare for a survey?

To help ensure an efficient survey process:

• Provide your deed, previous surveys, and closing documents
• Clear access paths to property boundaries (if possible)
• Secure any dogs or animals
• Mark any known underground utilities or irrigation systems
• Notify us of any access restrictions (gates, locked communities)
• Point out any boundary concerns or disputed areas

Our field crews are trained to work safely around obstacles, but advance notice helps us plan effectively.

What if my survey reveals a boundary problem?

If we discover encroachments (structures crossing property lines), easement conflicts, or boundary discrepancies, we'll document them in the survey and explain the findings. Many issues can be resolved through boundary line agreements, easements, or negotiations with neighbors. We'll provide professional recommendations and can work with your attorney if legal resolution is needed. Early discovery through surveying prevents future disputes.

Can I use an old survey from a previous owner?

Old surveys provide valuable reference information, but most lenders, title companies, and municipalities require current surveys. Property conditions change over time (new structures, fences, easements, boundary monuments may be disturbed). Additionally, survey standards and technology have improved. We recommend obtaining a new survey for property transactions, construction, or legal matters. We can often use previous surveys to expedite research and reduce costs.

What equipment do surveyors use?

Modern surveying combines traditional and advanced technology. We use GPS receivers for positioning, total stations for precise measurements, electronic distance measuring (EDM) equipment, data collectors, laser levels, and drone/aerial imaging for larger projects. Our technology provides accuracy to fractions of an inch. All measurements are processed using professional surveying software and verified against deed research and recorded documents.

Are coastal properties more complex to survey?

Yes. Coastal Brunswick County properties often involve additional considerations: tidal waterfront boundaries (mean high water lines), CAMA (Coastal Area Management Act) jurisdiction, flood zones, wetlands delineation, erosion control structures (seawalls, bulkheads), dune protection setbacks, and maritime forest preservation areas. Our team has extensive experience with coastal surveying regulations and NCDOT requirements specific to Brunswick County.

Do you survey in all of Brunswick County?

Yes! We provide full survey services throughout Brunswick County, including Shallotte, Southport, Oak Island, Holden Beach, Ocean Isle Beach, Sunset Beach, Calabash, Leland, Bolivia, and all surrounding communities. Our local knowledge of Brunswick County property records, platting history, and development patterns ensures efficient, accurate surveys.

What are common survey requirements for new coastal construction?

New construction in coastal Brunswick County typically requires: boundary survey showing setback lines, elevation certificate for flood compliance, CAMA permit survey (if in AEC jurisdiction), foundation/as-built certification, and sometimes topographic survey for grading and drainage. Beach communities may have additional HOA or town requirements. We'll guide you through all applicable requirements for your specific location and project type.

Why are older Brunswick County properties challenging to survey?

Many Brunswick County properties were originally surveyed using historic methods and monuments. Colonial-era land grants often referenced "witness trees," creeks, or roads that no longer exist. Early 20th century subdivisions may have iron pins that have shifted or disappeared. Additionally, historic deeds often contain imprecise descriptions like "beginning at a pine tree near the creek." Our experience with Brunswick County's surveying history and access to historic plats dating back generations helps us resolve these boundary challenges and establish reliable property lines.