Welcome to Atlanta Land Surveying

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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.

Do You Need an Elevation Certificate? Here Is What to Know

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Licensed land surveyor taking measurements for an elevation certificate at a home near a creek

If someone has told you that you need an elevation certificate, you are probably wondering what that means, how long it takes, and what it will cost. This article covers who needs one, when it is required, how to get one, and what happens once the process is done.

Who Needs an Elevation Certificate?

Not every homeowner needs one. It comes up when flood risk is part of the picture.

You will likely need an elevation certificate if:

  • Your lender is requiring flood insurance as part of your mortgage
  • Your property is in or near a FEMA-designated flood zone
  • You got a letter from your lender or insurance company saying your home may be in a flood zone
  • You want to apply to have your property removed from a flood zone designation
  • You are building in a floodplain and your local government requires one for a permit

In the Atlanta area, properties near the Chattahoochee River, Peachtree Creek, and South River are among the most commonly affected. If you live near any creek or low-lying area, there is a good chance flood zone status has come up at some point.

When Is It Required?

Federal law requires flood insurance if your home has a government-backed mortgage and sits in a high-risk flood zone. When that happens, your lender will ask for an elevation certificate to figure out the right flood insurance premium.

According to FEMA, more than 5 million properties across the United States are enrolled in the National Flood Insurance Program. Georgia has a large number of flood-prone parcels, and Atlanta’s network of creeks and rivers makes this a common issue across the metro area.

Some local governments in Georgia also require an elevation certificate when you apply for a building permit on a property in a floodplain.

Who Can Complete One?

Only a licensed land surveyor, engineer, or architect who is legally allowed to certify elevation information can complete this form. In almost all cases, it is a licensed land surveyor who does the work.

In Georgia, that surveyor must hold an active license from the Georgia State Board of Registration for Professional Engineers and Land Surveyors. You cannot fill out this form yourself. A certificate signed by anyone who is not a licensed professional will not be accepted by your lender or insurance company.

How to Get One in Atlanta

The process is simple, but it does require a licensed surveyor to visit your property.

Step 1. Call a Licensed Land Surveyor

Contact a licensed land surveyor and let them know you need an elevation certificate. Have your property address and a copy of your deed ready. If you have an old survey from a previous owner, share that too since it can save time.

Step 2. The Site Visit

The surveyor comes to your property and takes a few key measurements. They record the height of your lowest floor, the height of the ground right next to your home, and the height of any attached equipment like HVAC units. They also note what type of building you have and check where your property sits on the FEMA flood map.

Step 3. You Receive the Certificate

After the visit, the surveyor fills out the official FEMA elevation certificate form, signs and stamps it, and sends it to you. You then pass it along to your lender or insurance agent.

In Atlanta, most elevation certificates are completed within one to two weeks from the time you hire the surveyor.

How Much Does It Cost?

Most elevation certificates for a standard home in the Atlanta area cost between $300 and $700. The price depends on how complex the property is, how easy it is to reach, and how quickly you need it done.

If your property has multiple buildings or sits in an area with unclear flood map boundaries, the cost may be higher. Always ask for a written quote before work starts.

What Happens After You Get One?

Once you have your elevation certificate, a few different things can happen depending on what it shows.

Your flood insurance rate may go down. If the certificate shows your lowest floor is above the flood level, your insurance agent can use that information to calculate a more accurate and often lower premium.

You may be able to get out of the flood zone. If the measurements show your property is actually above the flood hazard area, you or your surveyor can submit a request to FEMA called a Letter of Map Amendment. If FEMA approves it, the flood insurance requirement tied to your mortgage can be removed. This process is done online and usually takes around 60 days.

You may still need flood insurance. If the certificate confirms your home is in the flood zone and below the flood level, insurance will still be required. The certificate helps your agent calculate the right rate instead of using a default rate, which is often higher.

Frequently Asked Questions

How long is an elevation certificate valid? 

There is no set expiration date. But if FEMA has updated the flood maps in your area since your certificate was completed, your lender or insurance company may ask for a new one based on the updated maps.

Can I use an old certificate from the previous owner? 

Sometimes. If the flood maps have not changed and nothing has been added or changed on the property, an older certificate may still work. Your lender or insurance agent will let you know if a new one is needed.

Does getting an elevation certificate mean I no longer need flood insurance? 

Not automatically. The certificate gives your lender and insurance company the data they need to make that decision. If your elevation is above the flood level and FEMA approves a map amendment, the requirement can be lifted. Until that process is finished, the requirement stays.

What is the difference between an elevation certificate and a flood survey? 

They refer to the same process. A flood survey is the fieldwork the surveyor does to take the measurements. The elevation certificate is the official form that gets filled out using those measurements. You need both, and they happen together as one job.

What to Ask Property Survey Companies Before You Hire

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Homeowner meeting with a survey professional while comparing property survey companies

Choosing between property survey companies is not just about finding the lowest price. The questions you ask before signing anything can save you from delays, unexpected charges, and results that do not hold up when you need them most. Here are the questions that actually matter, and why each one is worth asking.

Is the Surveyor Licensed in Georgia?

This is the first question to ask, and it is not negotiable. In Georgia, only a licensed Professional Land Surveyor can legally perform and certify a land survey. Licenses are issued by the Georgia State Board of Registration for Professional Engineers and Land Surveyors, and you can verify any surveyor’s license status directly on the Georgia Secretary of State’s website at verify.sos.ga.gov.

An unlicensed survey is not a legal document. It cannot be used in a real estate closing, a permit application, or a property dispute. Always confirm the license before the conversation goes any further.

What Is Included in the Quote?

A survey quote can look affordable until you find out what is not included. Before you agree to anything, ask specifically whether the following are part of the price:

  • Monument setting. If your property corners need new iron pins or concrete markers, is that included or billed separately?
  • Recorded plat. Will the surveyor file the final drawing with the county, or is that an extra step you handle yourself?
  • Legal description. Some surveys include a written boundary description that can be used in a deed. Others do not.
  • Rush fees. If you have a closing deadline, ask upfront whether faster turnaround costs more.

Getting a clear answer on these items prevents surprises when the final invoice arrives.

How Much Experience Do You Have in This Area?

Local experience matters more than most people realize. A surveyor who has worked in your neighborhood or zip code likely has records from nearby surveys already on file. That means less research time, which can lower your cost and speed up the timeline.

In Atlanta, properties in older neighborhoods like Inman Park, West End, and Kirkwood often have deed chains going back many decades. A surveyor familiar with Fulton County and DeKalb County records will navigate those histories faster than someone working in the area for the first time.

Ask how many surveys the company has completed in your area and whether they have prior records related to your property or subdivision.

Who Will Actually Do the Work?

Some survey companies use their own licensed staff. Others act as brokers and send the work out to subcontractors. Either model can produce good results, but you have a right to know who will be on your property and whose license will be on the final document.

Ask for the name of the licensed Professional Land Surveyor who will review and certify your survey. That person is legally responsible for the accuracy of the final product.

How Long Will It Take?

Timeline expectations vary a lot depending on the type of survey and the complexity of your property. A straightforward residential boundary survey in a recorded Atlanta subdivision typically takes one to two weeks. Older properties, rural parcels, or surveys requiring county review can take three to six weeks or longer.

If you are working toward a closing date or a permit deadline, give the company that date upfront. Ask whether they can meet it and whether there is an additional charge for a faster turnaround.

What Do I Need to Provide?

You can often lower your cost and speed up the process by providing documents before the work begins. Ask the surveyor what they need from you. Most will ask for:

  • A copy of your current deed
  • Any prior survey of the property, if you have one
  • Your title insurance policy, if available
  • The recorded subdivision plat, which can often be requested from the Fulton County or DeKalb County recorder’s office

Handing these over upfront reduces the time the surveyor spends on research, and that savings can show up in your quote.

Frequently Asked Questions

How do I verify that a survey company is licensed in Georgia? 

Go to verify.sos.ga.gov and search by the surveyor’s name or license number. This is a free public database maintained by the Georgia Secretary of State. Any active license will show up there.

Is it okay to hire the cheapest survey company I can find? 

Price is worth comparing, but the lowest quote is not always the best choice. A very low quote sometimes means a narrower scope, fewer deliverables, or less experienced staff. Ask what is included before making a decision based on price alone.

Can I use the same survey company my neighbor used? 

Yes, and in many cases it is worth asking about. If the company recently surveyed a property next to yours, they may already have records and corner data that apply to your property as well. That can reduce their research time and potentially lower your cost.

What happens if two surveys of the same property show different results? 

This does happen, usually on older properties with unclear deed descriptions. If two certified surveys conflict, a real estate attorney can help determine which result is more legally sound. In some cases, a boundary line action through the Georgia court system may be needed to settle the question permanently.

What Does a Professional Land Surveyor Actually Do?

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Professional land surveyor using a total station to measure property boundaries in the field

Most people never think about a professional land surveyor until they actually need one. A neighbor puts up a fence in the wrong spot. A lender asks for a survey before closing. A permit gets held up. Knowing what a surveyor does before that moment can save you a lot of confusion and wasted time.

What Is a Professional Land Surveyor?

A professional land surveyor is a licensed expert who measures land and maps property boundaries. Their job is to figure out exactly where one property ends and another begins, and to put that in writing as a legal document.

In Georgia, every land surveyor must be licensed by the Georgia State Board of Registration for Professional Engineers and Land Surveyors. Getting that license is not easy. It requires a four-year college degree, at least four years of hands-on training under a licensed surveyor, and passing a national exam called the NCEES. After that, surveyors must keep learning every year to stay licensed.

The license matters because survey results show up in deeds, permits, and court cases. A mistake on a survey can cost a property owner thousands of dollars to fix.

What a Land Surveyor Does Step by Step

A survey is not just someone walking around your yard with a tape measure. There are a few clear steps involved.

Step 1. Research Before the Site Visit

Before the surveyor comes to your property, they spend time at their desk doing research. They look up your deed, the plat map for your subdivision, records from neighboring properties, and any older surveys that may exist.

In Atlanta, this often means searching through records at the Fulton County Superior Court Clerk’s office. If your property has old or unclear records, this step takes longer. That extra time shows up in the final quote.

Step 2. Finding Your Corner Markers in the Field

Once the research is done, the survey crew visits your property. Their main job is to find your corner markers. These are metal pins or concrete posts that were placed in the ground during a past survey to mark where your property corners are.

If those markers are still in place and easy to find, the fieldwork goes smoothly. If they are buried, missing, or have been moved by old construction or landscaping work, the crew has to dig deeper to figure out where the corners should be.

Step 3. Checking the Numbers Back at the Office

After the field visit, the surveyor goes back to the office and compares what they measured on your property against what the deed and plat records say. They figure out where the legal boundary lines fall and look for anything that does not match up.

This step is where experience really counts. Reading old records and turning them into accurate measurements on the ground is a skill that takes years to develop.

Step 4. Drawing and Signing the Final Plat

The last step is creating the survey drawing, which is called a plat. It shows your property lines, corner markers, easements, and any encroachments from neighboring structures. The surveyor signs and stamps it, which makes it an official legal document.

According to the American Land Title Association, nearly 40 percent of commercial real estate closings in the United States require a certified survey before the deal can close.

Tools a Land Surveyor Uses

Surveyors today use a mix of older and newer technology to get accurate results.

  • Total station. This is the most common tool on the job. It measures angles and distances with high precision and is used on most residential and commercial surveys.
  • GPS and GNSS receivers. These devices use satellite signals to pinpoint exact locations. They work especially well on large properties where measuring by sight alone is difficult.
  • Drone-mounted LiDAR. A LiDAR sensor shoots millions of tiny laser beams at the ground and records where they land. This creates a detailed 3D map of the land below. According to the USGS 3D Elevation Program, modern LiDAR systems can measure elevation to within 1 to 5 centimeters. In Atlanta, where thick trees and hilly ground are common, this tool saves a lot of time on bigger jobs.

When Do You Need a Land Surveyor?

Here are the most common reasons homeowners and buyers hire a licensed land surveyor.

  • Your lender or title company asks for a survey before closing
  • You want to put up a fence and need to know where your property line actually is
  • A neighbor is claiming part of your land
  • You plan to build something close to the edge of your lot
  • You need a permit from Fulton County that requires a certified plat
  • You are buying commercial property and need an ALTA survey for the lender

Fulton County records a large number of new plats and boundary surveys every year through the Superior Court Clerk’s office. That tells you how often surveys are a normal part of buying, selling, and building in the Atlanta area.