Lake State Land Surveying, Inc.
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Phone: 906-235-0404


BOUNDARY SURVEY (LOT SURVEY)
A Boundary Survey establishes the location of property lines for a parcel of land as described in a deed. This involves the research of publicly recorded documents, a search for existing survey monumentation, precise field measurements, office computations and placement of permanent survey monuments to reference the location of the property corners (if not already marked and accepted in the correct location).   A “Certificate of Survey” is prepared for the client's personal records documenting and certifying the results of the survey.

Services that can be bundled while performing a Boundary Survey include:                                                                            ~   Accurately locating the property lines on the ground with wood or metal fence post type stakes.                                    ~   Brushing out the lines with chainsaws if lines are in rural woods setting.                                                                              ~   Setting custom survey monuments or carsonite markers at the corners of along the property lines.
​ ~   Wooden survey stakes or hardwood lath can be placed at requested intervals along property lines.
PROFESSIONAL LAND SURVEYOR SERVICES
Our owners Brad Andresen and Andy Buck will work directly with you on your surveying project from survey quote, to legal research, field work and finally the survey map or deliverable's .  Brad and Andy have over 30 years of combined surveying experience in all aspects of land surveying.


CONSTRUCTION LAYOUT
Topographic surveys establish the different manmade and the natural features of land.  This type of survey can be very beneficial to home owners, industrial owners, or even for properties under construction. Land features may include hills, trees, fences, water wells, buildings and other improvements. A topographical survey will provide exact figures of the size, height and position of different changes that have occurred over the course of time with regard to their presence or that of any man made structures.
ELEVATION CERTIFICATE (FLOOD CERTIFICATE)

The Elevation Certificate provides information for insurance companies, lenders and community flood control administrators. This information is required to estimate the risks for flooding. Elevation Certificates are required by the National Flood Program which is administered by the Federal Emergency Management Agency (FEMA). This certification is required in areas which have been identified as having a potential for flooding.

In March of 2009, FEMA made updates to flood zones and maps in many areas. Due to this change, many areas that were previously not in an area considered a flood zone are now marked as such. In some cases it is possible that an area within a special flood zone is actually higher than the base flood elevation.  In such case, FEMA allows for a single lot letter of Map Amendment to take a lot or a subdivision out of the flood plain. The land owner must prove that the natural elevations in that area were incorrect and that the property is higher than the base flood elevation in the area. The findings will be reflected on future flood maps. The LOMA may reduce insurance costs. FEMA also allows for a Letter of Map Revision in the event that some type of change to the land has occurred and the elevation has risen.



A Land Division Survey is a legal survey required when you are splitting an existing parcel into two or more new legal parcels or when an exchange of land between adjacent parcels to change its configuration.  State subdivision rules and local municipality rules govern how many times an existing parcel can be subdivided.  Local zoning regulations also need to be considered when splitting or combining a parcel of land.

 ~   In Michigan the most common way to divide land falls under Public Act 132 of 1970.
​ ~   In Wisconsin the most common way to divide land falls under Chapter 236 of the Wisconsin Statutes.

LAND DIVISION SURVEY
EASEMENT SURVEY / PREPRATION
Easement Preparation is needed if you are planning to grant your adjoining property owner, utility company, municipality, etc., an easement or right-of-way to access your property, install utilities, maintain structures, use water courses, etc. You could also be in need of an easement or right-of-way for access to your parcel.

This survey/service can be accomplished by the preparation of an “Easement Description” and should be accompanied with an “Exhibit” for recording at your county's register of deeds office.​
Construction Stakeout provides for the placement of survey stakes at reference points to aid in the construction of proposed site improvements. Stakes can be placed to reference proposed grade, building corners, utility locations, etc.   
Services we support include construction layout & staking, as-builts, earthwork quantity determinations and grade staking. We can also prepare job specific QA/QC documentation and a statement of qualifications for contractors to submit for proposal purposes.
TOPOGRAPHIC SURVEY (TOPO)
Subdivision and Condominium Plats are used to divide land into pieces that are easier to sell or otherwise develop.  A Subdivision may be for the purpose of housing or commercial and industrial development.

Subdivisions and Condominiums share many similarities but also have specific uses for both the developer and the potential buyer of the lots within them. The largest difference between a Condominium Plat and a Subdivision Plat is the process for review, approval and recording.
SUBDIVISION PLAT or CONDOMINIUM PLAT
MORTGAGE REPORT or LOCATION SURVEY
Many lending institutions require Mortgage Location Surveys to check for obvious problems with the parcel such as encroachments or zoning violations, but they are not intended to be a “Boundary Survey”. They are primarily intended to insure the title company and financial lending institutions that the existing improvements are indeed on the property and are not located within existing easements or right-of-ways. It is highly recommended that you do not construct buildings, fences, landscaping, etc. from this type of survey.Many lending institutions require Mortgage Location Surveys to check for obvious problems with the parcel such as encroachments or zoning violations, but they are not intended to be a “Boundary Survey”. They are primarily intended to insure the title company and financial lending institutions that the existing improvements are indeed on the property and are not located within existing easements or right-of-ways. It is highly recommended that you do not construct buildings, fences, landscaping, etc. from this type of survey.
ALTA TITLE SURVEY
An ALTA survey is a boundary survey prepared to a set of minimum standards that have been jointly prepared and adopted by the ALTA/ACSM. Additionally, an ALTA survey shows improvements, easements, rights-of-way, and other elements impacting the ownership of land. An ALTA Survey is often prepared for commercial properties, as it will provide the title company with the information required to insure the title to the land and improvements to the high degree that a commercial development may require. In addition to the minimum standards set forth, a table of optional elements is included in the ALTA/ACSM standards. A careful review of the elements from the optional "Table A" is helpful in delineating a clear scope of the land surveyor's services.

A current title commitment is required before an ALTA Survey can be completed. The surveyor will refer to the title commitment for the legal description of the property and for the legal description of any encumbrances (exceptions). Areas of ownership, improvements, and encumbrances will be shown graphically. If the survey discovers any encroachments, they should be shown graphically, and a note indicating the nature of the encroachment may also be added.

The certification language of the ALTA Survey should include the names of the affected parties, including as appropriate the buyer, seller, title company, and lender. The surveyor must work in close association with the title insurance company, as the surveyor and the title company are relying on each other's work to show the matters affecting the ownership of the land and improvements in a comprehensive manner.

An ALTA land survey has especially stringent requirements as developed by a joint effort of the American Land Title Association and the American Congress on Surveying and Mapping. The ALTA standards are a nationwide uniform set of standards.