A buyer closes on a lot, hires a builder, and learns the planned garage sits four feet inside a utility easement. The fix means a redesign, a variance request, or both. A survey would have shown the problem before the purchase.

Surveying is usually the first service a project needs, and it is the most misunderstood. At REGA, our surveying team works alongside our civil engineers and planners, so the data collected at the start of a project carries directly into design and construction.

What Is a Land Survey?

A land survey is a measured record of a property’s boundaries, features, and conditions, prepared by a licensed professional land surveyor. It establishes where your property legally begins and ends and documents what sits on and around it. Site layout, permitting, and lender approval all build on that information.

Boundary vs. Topographic Surveys

These two surveys answer different questions. Many projects need both, and they are often combined into one survey.

A boundary survey answers “what do I own?” It locates property lines and corners, shows easements and setbacks, and identifies encroachments such as fences or driveways crossing a line. It settles disputes and keeps designs from being drawn around the wrong lines. Boundary surveys typically are ordered at purchase, before subdividing, or before building near a line.

A topographic survey answers “what am I building on?” It maps elevations, grades, drainage patterns, utilities, trees, and existing structures. Engineers use it to design grading and stormwater systems and to estimate earthwork. Topographic surveys typically are ordered before site design begins. Curious about learning more? Our post on why topography matters for site development covers this in more depth.

What Is an ALTA Survey?

An ALTA/NSPS survey is the most detailed survey type and the standard for commercial real estate transactions. It follows national standards set by the American Land Title Association and the National Society of Professional Surveyors. It is built around the title commitment, so the surveyor plots recorded easements and exceptions against what actually exists on the ground. Lenders and title companies commonly require one before closing.

Learn more about ALTA surveys in our blog post What Is an ALTA Survey and When Do You Need One?

Construction Staking

Construction staking transfers the approved design from the plans to the ground. Surveyors set stakes that mark building corners and utility alignments, along with the cuts and fills contractors need for design grades. Accurate staking keeps foundations in the right place, pipes at the right slope, and improvements inside setbacks and easements. An error caught at staking costs far less than one caught after the concrete cures.

How Surveying Prevents Costly Mistakes

• Encroachment and setback violations found before construction, not after
• Drainage problems identified while grading can still change
• Utility conflicts located before excavation
• Title and lender issues cleared ahead of closing deadlines

When to Involve a Surveyor

1. Before purchase: review any existing survey and order a boundary survey if one is missing or outdated.
2. During due diligence: order an ALTA survey if your lender or title company requires it.
3. Before design: commission a topographic survey so engineers design for real site conditions.
4. During construction: schedule construction staking as work progresses.

Earlier survey input means fewer surprises later. Cost and schedule depend on parcel size, terrain, record research, survey type, and season, so talk scope with a surveyor before you commit to a closing or design date.

Start Your Project with Accurate Data

Accurate survey data means fewer redesigns and fewer surprises once construction starts. If you are evaluating a site or planning a project in Nebraska or across the Midwest, contact us to talk through which survey fits your project.

 

Frequently Asked Questions

How long does a survey take?

Timelines vary with parcel size, record research, field conditions, and weather. Share your closing or design deadline up front so your surveyor can schedule around it.

Can I reuse an older survey?

Sometimes, an older survey can be used as a starting reference. A surveyor needs to verify it against current conditions, and lenders or title companies often require a new or updated one.

Do I need a survey to build a fence or addition?

A boundary survey is the reliable way to confirm where the line is and which setbacks and easements apply. Local requirements vary, so check with your city or county.