Welcome to Atlanta Land Surveying

Atlanta Land Surveying Posted on by

Welcome to Atlanta Land Surveying

This site is intended to provide you with information on Land Surveying in the Atlanta, GA, Fulton County, or DeKalb County areas of Georgia. If you’re looking for a Atlanta Land Surveyor, you’ve come to the right place. If you’d rather talk to someone about your land surveying needs, please call our local number at ​(404) 998-4474 today. For more information, please continue to read.

atlanta land surveyingLand Surveyors are professionals who make precise measurements to determine the size and boundaries of a piece of real estate.  While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:

Atlanta Land Surveying services:

    1. I need to know where my property corners or property lines are. (Boundary Survey)
    2. I have a loan closing or re-finance coming up on my home in a subdivision. (Lot Survey)
    3. I need a map of my property with contour lines to show elevation differences for my architect or engineer. (Topo Survey)
    4. I’ve just been told I’m in a flood zone or I’ve been told I need an elevation certificate in order to obtain flood insurance or prove I don’t need it. (Flood Survey)
    5. I’m purchasing a lot/house in a recorded subdivision. (Lot Survey – See Boundary Survey)
    6. I’m purchasing a larger tract of land, acreage, that hasn’t been subdivided in the past. (Boundary Survey)

To speak to a land surveyor, please call ​(404) 998-4474 or fill out our contact form to the right.

Property Easements Explained for Landowners 

Atlanta Land Surveying Posted on by
Licensed land surveyor reviewing property boundaries and easement areas near a residential property

A property easement is one of the most misunderstood terms in real estate. Many homeowners do not know an easement exists on their property until a surveyor or title company points it out. Understanding what easements are and how they affect your land can save you from costly surprises.

What Is a Property Easement?

A property easement is a legal right that allows someone else to use a portion of your land for a stated purpose. The person or organization with the easement does not own the land. They simply have the right to use it. The easement is tied to the land, not the owner.

An easement is a legal agreement recorded in property records. It gives a person, company, or government agency the right to use part of your land. That right stays with the land even when the property is sold, meaning a new owner takes on any existing easements.

For example, a utility company may have an easement across the back of your property to access power lines. You still own the land, but the utility company has the legal right to enter and work in that area when needed.

Common Types of Property Easements

The most common types of property easements are utility easements, drainage easements, access easements, and conservation easements. In Atlanta, utility and drainage easements are especially common due to the region’s dense infrastructure and stormwater management requirements. Each type limits how the property owner can use that portion of the land.

There are several types of easements that may appear on a property survey or title report.

Utility Easement.This is the most common type. It gives power companies, gas providers, or water and sewer utilities the right to access part of your land. You cannot build permanent structures in this area.

Drainage Easement.This allows water to flow across your property through a set path. Local governments often require drainage easements to manage stormwater. Property owners cannot block or fill these areas.

Access Easement. Also called an ingress and egress easement, this gives a neighboring owner the right to cross your land to reach a road or another property. This is common on rural tracts and subdivided land across metro Atlanta.

Conservation Easement. A landowner voluntarily gives up certain development rights to protect the natural features of the land. These preserve wetlands, forests, and farmland. The Georgia Department of Natural Resources reports that conservation easements have protected more than one million acres across the state.

Private Easement. This is an agreement between two private property owners. One owner grants the other specific rights to use a section of their land for a stated purpose.

How Does an Easement Affect Your Property?

A property easement can limit what you build, where you plant trees, and how you use a section of your land. In Atlanta, building a structure inside a utility or drainage easement can result in fines, forced removal, and legal liability. Easements can also affect your property value and financing options.

Easements can have real impacts on how you use and develop your property. Here are the most common effects:

  • Building restrictions. Most easements prohibit permanent structures, fences, or landscaping within the easement area.
  • Maintenance access. The party holding the easement has the right to enter your property for repairs or clearing.
  • Property value. Easements in buildable areas can reduce market value. Buyers may pay less for land with significant restrictions.
  • Financing issues. Some lenders will not approve a loan if an easement seriously limits the use or value of the property.
  • Legal disputes. If a property owner builds inside an easement area, the easement holder can take legal action to have it removed.

How Are Easements Found on a Property?

Easements are found through a title search, a recorded plat map, or a land survey. In Atlanta, a boundary survey or ALTA/NSPS survey will identify and map all easements on a property. This is one of the most important reasons to get a survey before buying or developing any land.

Easements are recorded in county public records. Here are the main ways they are discovered:

  • Title search. A title company or real estate attorney reviews recorded deeds to find any easements tied to the property.
  • Recorded plat. Subdivision plats filed with the county often show drainage, utility, and access easements on the map.
  • Land survey. A licensed land surveyor will locate and map all easements on the property so you can see exactly where they fall in relation to your structures and open land.

In Georgia, both the buyer and the lender have a strong interest in knowing about easements before closing.

Can a Property Easement Be Removed?

A property easement can sometimes be removed, but it is not easy. In Atlanta, removing an easement typically requires a written agreement between both parties, a legal process called easement termination, or proof that the easement is no longer needed. A real estate attorney and a licensed land surveyor are usually involved in this process.

Easements do not go away on their own. However, there are a few ways they can end:

  • Written release. The party holding the easement agrees in writing to give it up. This must be recorded with the county.
  • Merger. If the same person owns both properties involved, the easement may end automatically.
  • Abandonment. If the easement goes unused for a long time with clear intent to abandon it, a court may declare it terminated.
  • Expiration. Some easements have a time limit. Once that period ends, the easement is no longer valid.

Speak with a licensed real estate attorney if you believe an easement should be removed or is being misused.

Frequently Asked Questions

Does an easement mean someone else owns part of my land?

No. An easement does not transfer ownership. The property owner still owns the land. The easement only gives another party the right to use that portion for a specific purpose.

Will an easement show up on my property survey? 

Yes. A licensed land surveyor will identify and map all recorded easements during a boundary or ALTA/NSPS survey. This is one of the key reasons to get a survey before buying or building.

Do easements transfer to a new owner when a property is sold?

Yes. Easements run with the land, not the owner. All existing easements transfer to the new owner automatically at closing. This is why reviewing easements during a title search and survey matters so much before you buy.

Understanding the Different Types of Land Surveys 

Atlanta Land Surveying Posted on by
Land surveyor using a total station to measure property boundaries and site conditions in an outdoor field setting

There are five main types of land surveys used. Each one serves a different purpose. The most common types are boundary, topographic, ALTA/NSPS, construction, and subdivision surveys. The right type depends on your goal, such as buying commercial property, building a structure, or dividing land.

Knowing the different types of land surveys helps you make better property decisions. In Atlanta, each survey type has a specific legal or practical purpose. Choosing the wrong one can cause delays, extra costs, or legal problems. 

What Are the Main Types of Land Surveys?

The main types of land surveys are boundary, topographic, ALTA/NSPS, construction, and subdivision surveys. Each type is built for a specific situation. A licensed land surveyor can help you decide which one fits your project, your property size, and any legal requirements before work begins.

Here are the five most common types used:

  1. Boundary Survey
  2. Topographic Survey
  3. ALTA/NSPS Land Title Survey
  4. Construction Survey
  5. Subdivision Survey

Boundary Survey

A boundary survey finds the exact legal lines of a property. A licensed surveyor checks deed records and places markers at each corner. In Atlanta, this is one of the most requested survey types for homeowners, investors, and anyone dealing with a property dispute or encroachment issue.

A boundary survey shows the legal edges of a piece of land. A licensed surveyor studies old deed records, plat maps, and on-site measurements to find exactly where the property begins and ends.

What a boundary survey includes:

  • Legal property lines with physical corner markers
  • Easements and rights-of-way affecting the property
  • Any encroachments from neighboring structures or land
  • A survey drawing usable in legal proceedings

This survey is often needed when property owners disagree about where one property ends and another begins. About one in ten suburban property owners will face a boundary-related dispute at some point.

Topographic Survey

A topographic survey maps the shape of the land and its features, including slopes, trees, streams, and existing structures. Engineers and architects use it to plan grading, drainage, and site design. It is also required before most Land Disturbance Permits are issued anywhere in Georgia.

A topographic survey shows what the land looks like. It records the height of the land at different points and notes features like trees, waterways, and roads.

What a topographic survey maps:

  • Elevation changes and slopes across the property
  • Streams, drainage ditches, and low-lying areas
  • Trees, natural terrain, and vegetation
  • Existing roads, structures, and utility lines

The Georgia Environmental Protection Division requires a Land Disturbance Permit for any land-disturbing activity of one acre or more. A topographic survey is needed to support that application.

ALTA/NSPS Land Title Survey

An ALTA/NSPS survey is the most detailed type of land survey available. It meets national standards set by the American Land Title Association and the National Society of Professional Surveyors. In Atlanta, lenders and title companies require this survey for commercial real estate purchases and most refinancing transactions.

An ALTA/NSPS survey is used mainly for commercial property. It combines elements of several survey types into one complete document required by lenders and title companies before a commercial property can be bought or sold.

What an ALTA/NSPS survey covers:

  • Property boundaries and full legal descriptions
  • All recorded easements and rights-of-way
  • Encroachments and improvements on the property
  • Zoning classification and access to public roads

According to the American Land Title Association, close to 40% of commercial real estate closings in the United States require this survey type to meet lender and title insurance standards.

Construction Survey

A construction survey places physical markers on a property to guide contractors during building. It turns approved engineering plans into on-the-ground reference points. In Atlanta, construction surveys are needed before breaking ground on any new building, road, or utility installation to ensure accurate placement from the very start.

A construction survey, also called construction staking, is done during the building process. It takes approved design plans and marks them on the actual ground so builders know exactly where to dig, pour, and build.

What construction staking covers:

  • Foundation and footing placement markers
  • Road and driveway alignment stakes
  • Utility trench locations
  • Grade and elevation control throughout the build

The American Society of Civil Engineers reports that poor staking during construction leads to hundreds of millions of dollars in rework costs across the United States each year.

Subdivision Survey

A subdivision survey divides one large piece of land into two or more smaller lots. Each lot gets its own legal description and boundary lines. In Atlanta, a subdivision survey must be approved by the county and recorded with the Clerk of Superior Court before any lot can be sold.

A subdivision survey is used when someone wants to split land into separate parcels. This is common for developers, investors, and families dividing inherited property.

What a subdivision survey includes:

  • Legal division of land into individual lots
  • A recorded plat map filed with the county
  • Internal roads, shared easements, and rights-of-way
  • Compliance with local zoning and minimum lot size rules

Under Georgia law (O.C.G.A. 15-6-67), a subdivision plat must be approved by the county planning department and recorded with the Clerk of the Superior Court before any divided lot can be legally sold.

How to Choose the Right Type of Land Survey

To pick the right type of land survey, start by identifying your goal. Are you planning a construction project, dividing land, or buying commercial property? A licensed land surveyor can review your situation and recommend the exact survey type that fits your legal and project needs.

The best way to choose is to speak with a licensed land surveyor. They will review your deed, your property records, and your project goals before making a recommendation.

Ask yourself these questions before you call:

  • What do I need this survey for?
  • Does my lender or title company require a specific type?
  • Am I dividing land or starting a new project?
  • Do I need a recorded plat or just a basic location drawing?

Frequently Asked Questions

What is the difference between a boundary survey and a mortgage survey? 

A boundary survey sets the legal property lines and can be used in court. A mortgage survey only shows where structures sit on a property for lending purposes. It cannot be used to settle a property line dispute.

What survey is needed for commercial real estate? 

Most lenders and title companies require an ALTA/NSPS Land Title Survey. It is the most complete survey type and meets national standards for commercial transactions.

How long does a land survey take? 

Most residential surveys take one to two weeks. ALTA/NSPS and subdivision surveys can take three to six weeks depending on the research and any county review requirements.