Questions to ask your surveyor and time of year, as well as TYPE of survey, sounded good to me and we have wondered the same thing. so thanks for asking.
A proper boundary survey involves a thorough search of recorded documents and examination of physical evidence of prior surveys.
The cost of a Land Survey is directly proportional to the total effort and time involved.
When giving you an estimated proposal for services, the Land Surveyor estimates the cost for you based on many factors. Some of these are:
Time to perform the fieldwork varies with the distance to, and the difficulty in reaching, the property corners necessary to complete the fieldwork.
Availability of Information and Records:
Record research can be affected by the amount of parcels involved, including the number of past transactions. (Often times land transactions have been handled poorly in the past, resulting in vague, incomplete, and often contradictory legal descriptions and deeds). The Land Surveyor's familiarity with the area may include the availability of records that the Land Surveyor has possession of.
Availability of Survey Monumentation and Evidence of Monumentation:
Iron, wood, or stone monuments, old fences or occupation lines, witness trees, and parole evidence (oral evidence - word of mouth) aid the Land Surveyor. Someone pointing out accepted occupation lines and monumentation can be an effective aid to the Land Surveyor, especially prior to the fieldwork. Absence of them may increase the difficulty in retracing the original survey.
Boundary and Occupation Problems or Disputed Property Lines:
Complexity, Sectionalized Land, (PLS-Rectangular Survey System):
Property described in this manner may require a survey of the entire Section (± one square mile) in which the land being surveyed lies, regardless of the area of the parcel. In some cases, a survey of more than one section is required, depending on the location of the parcel, and available government (PLS) monumentation.
Improvements - Houses, Garages, Fences, Pavement, Etc.:
If improvement locations are required to be located, additional measurements are taken in the fieldwork. It is usually advisable that improvements are located and put on the Certificate of Survey for future reference. A recommendation might be to have your house or garage “tied into” your property line, which will show the distances from the building corners to your property line. This will allow you to always find your property line near your buildings, or other improvements. Privacy fencing often restricts visibility, requiring the Land Surveyor to work around them by “traversing” the measurements.
Equipment required to perform the job:
If any specialized equipment is needed, this could increase the cost of the project.
Size of the Parcel:
An irregularly shaped parcel has more corners to monument than a rectangular parcel containing the same area. Be careful to not determine or place any special relationship factor between the size of the parcel and the cost of the Land Survey. This is not true in many cases, but many people often incorrectly equate a "small lot" with a "small price" of the Land Survey, and a "large parcel" with a "larger, or more expensive" price.
Time of Year and Weather Conditions:
Foliage can make fieldwork difficult in the summer. At times in the winter months, weather hinders accessibility to the site, as well as making it more difficult to work on the site. Winter snows also can hide field evidence under the snow.
Topography, Terrain and Vegetation:
A level parcel of land is easier to survey than a mountain parcel. The Land Surveyor will usually ask if you would allow them to “clear a line” in wooded areas, or “brush” branches and small trees. This makes possible a line of sight for the fieldwork. Shrubs, flowers and trees on home sites are normally not disturbed, but might need additional fieldwork to work around them.
Type of Land Survey Required:
Costs may increase should the required precision and extent of the Land Survey increases. ALTA Land Surveys, and Title Company requirements may require considerably more documentation and fieldwork than is normally required by the average property owner.
Land Surveying FAQ’s (frequently asked questions)
When do I need a Survey? | What can a Surveyor do for me? | What should I ask the Surveyor? | What information do I supply?
What will the Surveyor do? | What do I get from a Survey? | Do they change the boundaries? | What about building a fence?
Building & Surveying? | How much does it cost?