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Surveying: Frequently Asked Questions

A person may have occasion to employ a Land Surveyor only once in a lifetime. Since the need for surveying services may be infrequent, the average person may not know what a survey entails or when and how to go about employing a Licensed Professional Land Surveyor. The answers to a few common questions about land surveying are below.

What is a Land Surveyor?

A Professional Land Surveyor is a person licensed by a state to practice Land Surveying within the state. Like doctors or lawyers, surveyors are professionals, and it is illegal to provide “surveying services,” as defined by state law, without a license. A license is granted only after the surveyor has taken and passed an extensive licensing exam. Under current regulations, a person must have a Bachelor’s Degree in Land Surveying or a similar field and at least four years of practical experience before they are allowed to even take the exam.

When might I need a survey?

  • When buying or selling land.
  • Before land is divided.
  • If a lending institution requires a survey.
  • If a property line or lot corner is not clearly defined.
  • Before erecting a fence, deck, or building close to a     property line.
  • Before developing property.
  • When you believe someone has built on, or is     otherwise encroaching on your property, or when     someone claims that you built on their property.

    • What can a surveyor do for me?

  • Advise you whether you need a survey or not.
  • Examine your deed and adjoining deeds for problems.
  • Find and mark lot corners and property lines.
  • Establish new lot corners and property lines.
  • Cooperate with your attorney, title insurer, realtor,     banker, architect, and engineer.
  • Locate improvements such as: wells, buildings,     fences, rights-of-way (easements), encroachments,     etc.
  • Appear in court on your behalf as an expert witness.
  • Prepare a plat of survey.
  • Prepare easement description exhibits and deed     descriptions.

    • What types of surveys are there?

    A.L.T.A. Survey or Extended Title Insurance Coverage Survey: A survey made for the purpose of supplying a title company and lender with survey and location data necessary for issuing American Land Title Association or Extended Coverage Title Insurance.

    Boundary Survey: A survey for the express purpose of locating the corners and boundary lines of a given parcel of land. This involves record and field research, measurements, and computations to establish boundary lines in conformance with state law. Easement lines may also be located with this type of survey.


    (Source: Illinois Professional Land Surveyors Association, iplsa.org)

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    Topographic Survey: A survey locating topographic features — natural and man-made — such as buildings, improvements, fences, elevations, trees, streams, contours of the land, etc. This type of survey may be required by a governmental agency, or may be used by engineers and/or architects for design of improvements or developments on a site.

    Subdivision or Partition Survey: The subdivision or partitioning of a tract of land into smaller parcels, showing monumentation and survey data on a map.

    How much will a survey cost?

    A surveyor's fees are dependent upon the size of the tract and other factors, including the terrain and vegetation, accessibility, and if reliable survey monuments exist in the area. Therefore, a surveyor should estimate the approximate cost of the survey for you prior to commencing the work and provide you with a contract. A Land Surveyor should not be selected on the basis of price alone. Choose a Land Surveyor who is reputable, with skills and judgment you can trust. You should also ensure that the surveyor has liability insurance. The survey may seem like just another formality, but in the event of a future legal, easement, or zoning issue, you’ll be glad you chose an experienced, professional survey firm.

    Why should I choose TWM?

  • We employ nine full survey crews to accommodate     clients’ needs in a timely and accurate manner.
  • Our firm is an independent local firm. We began in     Southern Illinois 60 years ago. Consequently, we know     the area and have extensive historical records, so it’s     likely that we’ve already collected survey data from your     project location. Our familiarity with the region is an     asset that could save time and money on your survey.
  • We use state-of-the-art equipment including Trimble     robotics and GPS technology to provide fast, accurate     survey data.
  • We employ six Licensed Land Surveyors and two     Surveyors-in-Training, several of whom are licensed in     both Illinois and Missouri.
  • Our Mission Statement says it all: Exceptional     Service. Nothing Less.

    • Call Us

    If you are an individual land owner, real estate agent, title company, architect, developer, or financing professional seeking a qualified surveyor, call our Survey Department and let us help get your project on the road to completion.