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Revolutionizing Land Surveying: The Rise of Drone Technology

Revolutionizing Land Surveying The Rise of Drone Technology

Revolutionizing Land Surveying: The Rise of Drone Technology

Imagine capturing precise land measurements and detailed aerial imagery in a fraction of the time it takes using traditional surveying methods. Welcome to the world of drone surveying, where unmanned aerial vehicles (UAVs) are transforming the land surveying industry. At Compass Consultants, Inc., we’re excited to share how this cutting-edge technology is reshaping our field and benefiting our clients across Minnesota, North Dakota, and South Dakota.

The Drone Surveying Revolution

Drone surveying represents a significant leap forward in land surveying technology. These nimble, remote-controlled aircraft equipped with high-resolution cameras and advanced sensors are changing the game for surveyors and their clients. Here’s why:

  • Increased efficiency and speed
  • Enhanced accuracy and data quality
  • Improved safety for surveyors
  • Cost-effective for large or difficult-to-access areas
  • Ability to capture both aerial imagery and 3D data

Benefits of Drone Surveying

1. Time and Cost Savings

Drone surveying dramatically reduces the time required to survey large or complex areas. What might take days or weeks with traditional methods can often be accomplished in hours with a drone. This efficiency translates to cost savings for both surveyors and clients.

2. Improved Accuracy

Modern drones equipped with RTK (Real-Time Kinematic) GPS can achieve centimeter-level accuracy. This precision, combined with the ability to capture millions of data points, results in highly accurate surveys and 3D models.

3. Enhanced Safety

Drones allow surveyors to collect data from a safe distance, reducing the need to access dangerous or hard-to-reach areas physically. This is particularly beneficial for surveying steep terrain, busy roadways, or contaminated sites.

4. Comprehensive Data Collection

UAVs can capture both aerial imagery and 3D point cloud data in a single flight. This comprehensive data collection enables the creation of detailed orthomosaic maps, digital elevation models, and 3D visualizations.

Challenges and Considerations

While drone surveying offers numerous advantages, it’s not without challenges:

  • Regulatory compliance with FAA regulations
  • Weather dependencies
  • Initial investment in equipment and training
  • Data processing and storage requirements

At Compass Consultants, we’ve invested in the necessary training and equipment to overcome these challenges, ensuring we deliver top-quality drone surveying services to our clients.

The Future of Drone Surveying

As drone technology continues to advance, we can expect to see even more impressive capabilities in the future:

  • Integration with AI and machine learning for automated data analysis
  • Improved battery life for longer flight times
  • Enhanced sensors for even greater accuracy and data collection
  • Increased autonomy in flight planning and execution

Experience the Drone Surveying Difference with Compass Consultants

Drone surveying is revolutionizing the land surveying industry, offering unprecedented efficiency, accuracy, and safety. At Compass Consultants, we’re proud to be at the forefront of this technological advancement, providing our clients with cutting-edge surveying solutions.

Ready to experience the benefits of drone surveying for your next project? Contact Compass Consultants today at 218-346-3600 to learn how our drone surveying services can save you time and money while delivering exceptional results. Let us guide you in the right direction with our expert land surveying services!

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Common Pitfalls in Land Surveying: Avoiding Penalties Under Statute 505

Common Pitfalls in Land Surveying Avoiding Penalties under Statute 505

If you are a professional surveyor in the great state of Minnesota, then here is something you already know: you had better follow all 10,403 words of Minnesota Statute 505 to the letter. Failing to adhere to the state government’s instructions for creating plats, coordinates and surveys could land you in trouble!

Despite being one-third as long as Of Mice and Men, Minnesota statute 505 details only one consequence for breaking its rules. It is MN §505.33: Any person who intentionally removes, destroys, or defaces a monument lawfully erected is guilty of a misdemeanor.

A non-surveyor can comprehend §505.33 easily enough. If you happen across a monument – i.e. a physical object which exists as a key point for an existing survey – leave it alone. Moving it would render another surveyor’s work inaccurate. Rightly or wrongly, moving a monument could also attract allegations of fraud.

As you might imagine, §505.33 does not describe the only penalty Minnesota surveyors must know. The law makes several other requirements of surveyors; failure to comply could result in penalties ranging from nothing (realistically, if you’re never caught) to a fine or loss of license.

Provide Notification of Entry

Does a surveyor need to locate an existing survey landmark? If it is on someone else’s land, then they can lawfully go there – but only after notifying the owner or occupant. This requirement is detailed in §505.31, which also makes surveyors responsible for any and all damages caused by their entry.

Perpetuate All Corners

Corner monuments are paramount to an existing survey’s accuracy. They are so important that prohibiting surveyors from interfering with them isn’t enough. That’s why §381.12 exists. It requires surveyors to set up corner monuments in such a way that prevents accidental disturbance by routine activities.

Include Registration Number

Is a surveyor leaving behind any monuments or other permanent evidence of their survey? Then they must inscribe their registration number onto said evidence. This requirement is prescribed by §505.32, which also makes the same requirement as §505.33: do not upset any previously existing survey or reference points.

Obey Rules of Professional Conduct

Surveyors are subject to many laws and rules, the latter of which include the Rules of Professional Conduct as determined by the Board of Architecture, Engineering, Land Surveying, Landscape Architecture, Geoscience, and Interior Design (AELSLAGID). These rules include standards of competence, obligation to provide full disclosure, and conflict of interest. If a surveyor violates any of these rules, then their reputation may suffer badly for it (and that’s to say nothing of any official sanctions which could follow).

Surveying isn’t just a physically and mentally demanding profession. In addition to technical skill, it also requires familiarity with the law – just one more reason why it’s strictly a job for professionals.

Are you planning a new development? Do you need to define your existing property’s boundary lines, for any reason? Do you hope to resolve a boundary dispute without setting foot in a courtroom? Then we encourage you to contact Compass Consultants for expert surveying in Minnesota, North Dakota or South Dakota. Our experienced surveyors are well versed in every law and rule that applies to their profession, and will make certain your survey is completed strictly by the book.

Disclaimer: Compass Consultants is not a law firm. We are not attorneys; we are not qualified to give legal advice. No information contained on this website is intended to be construed as legal advice

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Navigating Real Estate Development: Governmental Approvals and Statute 505

Navigating Real Estate Development Governmental Approvals and Statute 505

Government’s interest in land is far more than casual. Indeed, one could easily argue that the very concept of “government” exists because of land – or, more specifically, humanity’s insatiable appetite for conflict over it.

This brings us to Minnesota Statute 505, which dictates how professional surveyors are supposed to create plats, coordinates and surveys in The North Star State. MN §505.03, aptly titled “Governmental Approval,” lays out the process required before a plat receives official approval.

As is commonly the case with government literature, the language of MN §505.03 is rather impenetrable. This article is intended to break it down into more easily understood terms, so non-surveyors can grasp its purpose and how it may affect their plans for real estate development.

Disclaimer: Compass Consultants is not a law firm. We are not attorneys; we are not qualified to give legal advice. No information contained on this website is intended to be construed as legal advice.

Subdivision 1: City, Town, and County Approval

A plat must be presented for approval to the council of the city (or town board) in which the plat is located, along with an abstract and certificate of title (or other satisfactory evidence of title*). If the land exists outside the limits of a city or town, then the plat and necessary accompanying documents shall be presented to the appropriate board of county commissioners.

If a plat subdivides land, then it is subject to approval of the elected body of the local governmental units exercising authority over the subdivision of the land. If a plat only delineates an existing parcel of land – or complies with a minor subdivision procedure – then it may be approved by whichever official local government was appointed for that purpose.

*Whatever constitutes “satisfactory evidence of title” is to be determined by the appropriate governing body, but must include abstract of title, certificate of title, title opinion, title commitment, or title policy.

Subdivision 2 – Plat Approval; Road Review

If a proposed preliminary plat includes land abutting (A) a state rail bank property, or (B) an existing (or proposed) trunk highway, then it must first be presented by the city, town, or county to the commissioner of transportation for comments and recommendations. Preliminary plats involving (A) state rail bank property or (B) both a trunk highway and a highway under county jurisdiction must be submitted by the appropriate city, town or county to the county highway engineer as provided in MN §505.03 Subdivision 2 (b) and (c) (outlined here) and to the commissioner of transportation. Subdivision 2 proceeds to define time limits for this process.

Subdivision 2 (d) defines what a preliminary drawing (or print of a proposed preliminary plat) must include in order to be reviewed by the commissioner of transportation or county highway engineer. These are:

  1. The outlet for (and means of disposal of) surface waters from the proposed platted area
  2. The land use designation (or zoning category) of the proposed platted area
  3. The locations of ingress and egress to the proposed platted area
  4. The preliminary site plan for the proposed platted area, with dimensions to scale, authenticated by a registered engineer or land surveyor, showing: (A) the state rail bank property, (B) the existing or proposed state highway, county highway or county road, and (C) all existing and proposed rights-of-way, easements, general lot layouts and lot dimensions.

Subdivision 3 – Check, Approval, Expenses, Certification

The council (or other board to which the plat was presented) may employ qualified people to (A) check and verify the survey(s) and plat and (B) determine the latter’s suitability from a community planning standpoint. Once they have submitted their full report, the council may require reimbursement from the proprietor for those findings. Subdivision 3 proceeds to explain how reimbursement is calculated, and states that the plat is certified upon approval by the city, town clerk or county auditor.

Are you planning a new land development? Then you cannot reasonably expect its plat to receive government approval unless you involve a land surveyor in the process. If you would like to ensure everything goes smoothly, then we encourage you to contact Compass Consultants today for expert plat surveying in Minnesota, North Dakota or South Dakota!

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How Minnesota’s Coordinate System Works: Insights From Statute 505

How Minnesota’s Coordinate System Works: Insights From Statute 505

Minnesota Statute 505 details everything professional surveyors must know and do in order to create official plats, coordinates and surveys. Coordinates are specifically covered by §505.18–§505.28: ten sections total.

As is usually the case with government literature, these sections’ language is rather dense. Let’s make their purposes a little more accessible to the non-surveyor by breaking their meanings down into simpler English.

Disclaimer: Compass Consultants is not a law firm. We are not attorneys; we are not qualified to give legal advice. No information contained on this website is intended to be construed as legal advice.

505.18 Minnesota Coordinate System

This section begins by naming the system of plane coordinates: the “Minnesota Coordinate System of 1927 and the Minnesota Coordinate System of 1983.”

The section proceeds to divide the state of Minnesota into three Zones: North, Central and South. You may read the counties each Zone contains here, or view the Minnesota Department of Transportation’s Zone map here.

505.19 Zones; Land Descriptions

This section states how each Zone must be identified on land descriptions in which it is used. These are:

  • Minnesota Coordinate System of 1927, North Zone or the Minnesota Coordinate System of 1983, North Zone

  • Minnesota Coordinate System of 1927, Central Zone or the Minnesota Coordinate System of 1983, Central Zone

  • Minnesota Coordinate System of 1927, South Zone or the Minnesota Coordinate System of 1983, South Zone

505.20 X- and Y-Coordinates

This section defines how plane coordinate values (which express geographic position of a point on the earth’s surface) are to be written. Coordinate values are to be expressed as two distances:

  1. The x-coordinate (which gives the position in east-and-west direction)

  2. The y-coordinate (which gives the position in north-and-south direction)

Standards for coordinates are identified, including the units they are to be measured in:

  • When using the Minnesota Coordinate System of 1927, the surveyor must express both distances as U.S. survey feet and decimals of a foot.

  • When using the Minnesota Coordinate System of 1983, the surveyor must express both distances as either (A) meters and decimals of a meter, or (B) U.S. survey feet and decimals of a foot.

505.21 Reference to Zones

This section is short and to the point. It states that when a tract of land defined by a single description extends from one Zone into another (e.g. North into Central), the positions of all points on its boundaries may be referred to either of the two Zones. Whichever Zone is used must be named in the description.

505.22 Minnesota Coordinate Systems Defined

True to its name, this section defines the North, Central and South Zones of both the Minnesota Coordinate System of 1927 and the Minnesota Coordinate System of 1983. They are unambiguous definitions, yet of little interest to someone who isn’t already familiar with Lambert conformal conic projections.

505.23 Where Coordinates Recorded

This section creates a restriction of sorts. Suppose that a surveyor has created coordinates that are (A) based on the Minnesota Coordinate System, and (B) meant to define the position of a point on a land boundary. If they want said coordinates to be recorded in public land or deed records, then the point must fall within one-half mile of a “horizontal control station” (i.e. a point with a known latitude and longitude that is used to establish coordinate systems and create accurate maps) that was established in conformity with the standards of §505.20. This limitation may be modified by an authorized state agency to meet local conditions.

Essentially, §505.23 states that points on land boundaries cannot be official unless they are established relative to a pre-established point on the map.

505.24 Limitation of Use

This section states that the term “Minnesota Coordinate System of 1927, North, Central, or South Zone or Minnesota Coordinate System of 1983, North, Central, or South Zone” cannot appear on official documents unless it specifically utilizes the Minnesota Coordinate System.

505.25 When Use of Coordinates Supplemental

Surveyors often reference U.S. public land surveys when they describe tracts of land using the Minnesota Coordinate System. Essentially, this section defines surveyors’ tract descriptions as supplemental to U.S. public land surveys. It further states that when a description contradicts a U.S. public land survey, the latter document prevails as official record.

505.26 Description Not Exclusive

This section states that nothing in §505.18–§505.26 requires a purchaser or mortgagee to rely on a description when any part of it depends exclusively upon the Minnesota Coordinate System.

505.27 [Repealed]

This section was renumbered to 505.173 and repealed.

505.28 Last Use of 1927 Coordinate System

This section prohibits use of the Minnesota Coordinate System of 1927 after December 31st, 1992. In effect, the Minnesota Coordinate System of 1983 is the only system surveyors currently use.

If you made it this far, then you have already gathered that the Minnesota Coordinate System is thoroughly complex and strictly governed. You may attempt to measure coordinates by yourself – but if you intend for those coordinates to have any legal value, you will be quite lost. Only a professional surveyor is qualified to follow §505.18–§505.28 to the letter.

Are you planning a new development, and want to ensure its coordinates are just as accurate as they are legally recordable? Then we encourage you to contact Compass Consultants today for expert surveying in Minnesota, North Dakota or South Dakota!

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The Role of County Surveyors in Approving Plats Under Statute 505

The Role of County Surveyors in Approving Plats Under Statute 505

Minnesota Statute 505 defines how plats are to be created by professional surveyors. In typical legal fashion, its language is somewhat impenetrable. This article will break MN §505.021 (Plat Contents; Survey; County Surveyor Approval) down in briefer, more easily understood terms for the benefit of the general public.

Disclaimer: Compass Consultants is not a law firm. We are not attorneys; we are not qualified to give legal advice. No information contained on this website is intended to be construed as legal advice

  • Subdivision 1: Plat Format – Describes materials a plat will be made of, as well as its dimensions, border line widths, and how it will be numbered if it includes multiple pages. Official plats and copies will be labeled accordingly.

  • Subdivision 2: Plat Name; Legal Description; Dedication Statement – Describes where and how a plat name will appear. Requires a plat to contain complete and accurate descriptions of each tract of land being platted, as well as dedication statement.

  • Subdivision 3: Ownership Interest; Acknowledgement – Requires names and signatures of the following to appear on a plat (when applicable): fee owners, contract for deed vendees, and mortgage holders of record. Requires inclusion of certain details pertaining to signors, such as marital statuses of individual owners that appear on a plat.

  • Subdivision 4: Boundary; Lots; Blocks; Outlots – Specifies that plat boundaries will be designated on a plat in accordance with the underlying legal description and survey. All lots in each block will be numbered consecutively; all blocks will be numbered in the same fashion; all lots will be labeled “OUTLOT” and lettered consecutively.

  • Subdivision 5: Mathematical Data; Dimensions; Labels; Symbols – Specifies that a plat will show all survey, mathematical information and other data required to locate and retrace all boundary lines and monuments. Essentially, this subdivision requires a plat to contain all the information that would be required to faithfully replicate its map portion.

  • Subdivision 6: Public Ways – Specifies that any public ways contained by a plat must be depicted therein, along with any mathematical data requisite to locate their positions and weights. Locations of public ways adjacent to the boundary will be depicted as dash lines. Names and widths of known adjacent public ways will be included.

  • Subdivision 7: Easements – Specifies that all easements dedicated to a plat will be depicted alongside their purpose and identification. Sufficient mathematical data to locate easement boundaries will also be included. Easements are limited to drainage, public ways and utility. Temporary easements will not be shown.

  • Subdivision 8: Water Boundaries – Specifies that any water boundaries abutting or lying within plat boundaries must be shown and identified. Distances between survey line and water boundary will be shown at all angle points, lot and boundary lines; plat monuments must be set at any location where survey line intersects with a plat boundary line, etc. All water elevations must be included.

  • Subdivision 9: Certifications – States that a plat must contain a certification by the land surveyor who created it (or supervised its creation), as well as whichever surveyor prepared (or supervised the preparation of) a plat. The certification will state the following:

    • Plat is a correct representation of the boundary survey.

    • All mathematical data and labels are correctly designated.

    • All monuments depicted have been (or will be) correctly set within one year as indicated on plat.

    • All water boundaries, wet lands and public ways are shown and labeled.

Subdivision 9 also requires the surveyor’s certification to be properly acknowledged by the surveyor on the plat before a notarial officer, and specifies how that bureaucratic requirement will be satisfied.

  • Subdivision 10: Survey – States that the certifying land surveyor must survey (or directly supervise) the land depicted on a plat. Also determines correct placement of monuments.

  • Subdivision 11: Survey – States that all plats prepared for recording in accordance with MN §505.021 are subject to approval by the county surveyor in accordance with 389.09, subdivision 1, and/or as authorized by their respective county board of commissioners.

Do you need plat surveying in Minnesota, North Dakota or South Dakota? Make sure your plat conforms to the full letter of the law. Contact Compass Consultants today for the peace of mind that can only come from expert plat surveying.

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Understanding the Basics of Minnesota Statute 505: A Guide for Landowners

Understanding the Basics of Minnesota Statute 505: A Guide for Landowners

Minnesota Statute 505 covers three things: plats, coordinates, and surveys. It is of interest to anyone who would buy, sell or use land in the great state of Minnesota. It is also written in the legal profession’s characteristically dense and impenetrable language. The purpose of this article is to summarize the subdivisions of MN §505 for landowners, and provide a brief point of reference to whomever might find it useful.

Disclaimer: Compass Consultants is not a law firm. We are not attorneys; we are not qualified to give legal advice. No information contained on this website is intended to be construed as legal advice.

  • 505.01 Plats, Donations, Purpose, Definitions – Defines what plats are in the state of Minnesota, and the purposes for which they are created. Further defines: block, drainage easement, lot, minor subdivision procedure, outlot, plat monument, etc.
  • 505.021 Plat Contents; Survey; County Surveyor Approval – Defines the requirements of a plat in the state of Minnesota, including how it shall be formatted, named and signed, as well as which features it must include, such as public ways, easements, and water boundaries. Subdivision 9 states that a plat shall contain a certification by the land surveyor who created it.
  • 505.03 Governmental Approval – Sets forth the manner in which a plat must receive government approval; typically by being presented for approval to the council of the city or analogous municipal legislating body.
  • 505.04 Real Estate Taxes; Recording; Copies – Essentially says that a plat shall be recorded in the office of the county recorder or registrar of titles (or both) if it contains both nonregistered and registered property. The plat and its copies will be available to the public and replicated upon request.
  • 505.09 County Board Controls Plats Outside Municipalities – Essentially details the manner in which municipalities may require roads and parking spaces to satisfy certain dimensional requirements within plats.
  • 505.11 Board to Make Regulations – Further details how a municipality may regulate platting of subdivision of lands, including street location and dimensions, locations of utilities, and extent of grading and drainage of streets.
  • 505.15 Certain Plats Validated – Essentially prohibits members of the general public from questioning the validity of plats once they have been created and filed with the office of the county recorder
  • 505.165 Certain Plats Executed or Filed Before January 1, 1915 – Essentially permits a governing body to replace old, incorrectly recorded plats with new ones that adhere to contemporary regulations.
  • 505.174 Surveyor’s Certificate of Own Plat Error; Correction – Details the course of action a surveyor may take if a plat they prepared contains errors or defects.
  • 505.175 Certificates by Other Surveyors – States that a certificate may be executed by any registered surveyor when the surveyor who originally created a plat is unavailable. 505.176 proceeds to explain the process for certificate approval, filing and recording.
  • 505.178 Validation of Certain Plats – Gives a person or authority having an interest in a parcel of land lying within a plat which is on file (but missing, or not officially recorded) the right to petition the district court for an order providing for the recording of such plat.
  • 505.1792 Streets, Roads, Highways and Rights-of-Way – States that a governing body may provide maps and plats to the public in order to give supplemental information on the location of streets and other transportation corridors. 505.1793 further details how right-of-way information may be produced for the purposes of public transportation, public utility and drainage easements.
  • 505.18-28 Coordinates – Details the system of plane coordinates to be used for creating plats in the state of Minnesota.
  • 505.31-32 Surveys – States that it is lawful for a surveyor to enter land for the purpose of locating existing survey or reference monuments or landmarks. They must notify the owner or occupant of land beforehand, and are responsible for any and all damages resulting from such entry. Further specifies how a surveyor is to treat monuments and other permanent evidence of the survey.
  • 505.33 Violations; Penalty – Makes it a misdemeanor to intentionally remove, destroy or deface a lawfully erected survey monument.

Dealing with byzantine state laws can be difficult for professional surveyors – and downright impossible for laymen. If you would like to ensure your plat is surveyed in full compliance with Minnesota state law, then we encourage you to contact Compass Consultants today.

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How Close to My Property Line Can I Build a Fence?

fences and property lines

Whenever the subject of fences comes up, we can’t help but think of an old The Far Side newspaper comic. It depicts a father and son looking up a tree, the former of which delivers this little ornithology lesson:

“And now, Randy, by use of song, the male sparrow will stake out his territory … an instinct common in the lower animals.”

Ironically, the pair are surrounded picket fences.

We don’t believe that Gary Larson, who created The Far Side, was condemning territorialism. He’s worth an estimated $70 million, and we assume he would be plenty nonplussed if we showed up at his Seattle estate unannounced.

At Compass Consultants, we fully embrace marking one’s territory. Defining the imaginary boundaries between neighboring properties is our job, after all! And if you want to make your property lines less ambiguous – and hopefully bar entry to trespassers while you’re at it – then you probably want a fence of your very own.

Just don’t start installing that fence right away. You need to exercise proper precaution so as to avoid building a fence on any part of your neighbor’s property. Otherwise, you run a real risk of encroachment: not a criminal act, but still one that can make you the target of legal action.

Here is our expert advice: before building a fence, commission a land survey. Doing so will inform you of the exact boundaries of your property, so you can make certain to build your fence on land you actually own. And once you’ve determined precisely where you can legally build fences, you’re only left with one important question:

How Close Can I Build a Fence to My Property Line in Sioux Falls?

This depends on where you live, as different states and municipalities all have their own fence statutes. The city of Minneapolis allows residents to erect fences “along or adjacent to the lot line.” The city of West Fargo says that fences “are allowed to be constructed up to the property line.” The city of Sioux Falls has decreed that “no minimum distances […] need to be maintained from the property line.”

If we only consider these three Midwestern cities’ ordinances, then the answer to the one important question is: anywhere on your own property, including along the boundary separating it from your neighbor’s property. But as always, you must exercise caution. Your own municipality may have different fence laws, which is why it is crucial to consult your local zoning authority before you begin erecting the thing that makes good neighbors.

Also, please note that all the laws in the world can only do so much to protect you from an irate neighbor. You may have every right to build a fence along the perimeter of your property line, but that doesn’t mean your neighbor will see things the same way. If they decide to take issue with the placement of your fence (and worse yet, they have a lot of free time), then they can do a lot to make your life miserable – both inside and outside of the legal system.

Here’s our advice. Speak with your neighbor before erecting a fence. See how reasonably they interpret your intentions. If they’re cool, then you can confidently build your new fence right on top of the property line (assuming your local municipality allows you to). But if they get a little heated over the prospect of your new fence occupying any part of their property, consider setting your fence at least 3 inches away from their property line. You’ll still own the land on the other side of it, but your neighbor will have less justification for grievance.

Would you like to commission the land survey that precedes any well-planned fence-building project? Then we welcome you to contact Compass Consultants today for expert surveying in Minnesota, North Dakota or South Dakota!

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How to Read a Plat Map

How to Read a Plat Map

If you’re considering purchasing land, then you have likely already encountered a plat map. It provides an overhead view of a parcel of land, and details its physical characteristics and other important information including its:

Fortunately, plat maps aren’t esoteric records that are exclusively intended to be interpreted by land surveyors. Anyone can read a plat map once they understand what its various numbers represent!

  • Lot number – This number (occasionally a letter) appears within the plat’s boundaries. It is not underlined. It serves as an identifier: a quick and unambiguous way to refer to the plat in question that is usually included in legal descriptions.
  • Parcel number – This number appears within the plat’s boundaries as well. It is underlined. It too serves as an identifier, though it is typically only referred to for taxation purposes.
  • House number – This number appears just outside the plat’s boundaries. It is part of the home’s address (e.g. 742 Evergreen Terrace).
  • Measurements – If a plat has four sides, then four numbers will necessarily appear parallel to the property lines. These are the measurements, which can be used to calculate the area of the plat.
  • Easements – An easement is a “right-of-way granted to a person or company authorizing access to the owner’s land; for example, a utility company may be granted an easement to install pipes or wires.” On a plat map, access easements are labeled alongside the roads they pertain to. Drainage, sewer and utility easements appear on the plat map, albeit not within the boundaries of the plat they pertain to.

Where Do You Get a Plat Map?

Plat maps are detailed in plat books, which are typically available online, at libraries, and from county offices. If you are purchasing land, then the seller’s agent should provide its plat map on request. Plat maps are usually included in the closing paperwork when you purchase a home.

When Should You Get a Plat Map?

You should always acquire a plat map when you are purchasing land or real estate. It is necessary if you intend to divide your own piece of land into lots for building purposes, or if you are converting land you own or manage into a public-access location.

Are Plot Maps and Plat Maps the Same Thing?

They are not. A plot map illustrates an individual piece of land, whereas a plat map illustrates multiple plots and how they are divided within an area of land. Both are helpful if you are considering purchasing or subdividing land, although they are not interchangeable.

Are you planning a new development, and need a plat map that subdivides your property into smaller parcels? Then we encourage you to contact Compass Consultants today for expert plat surveying in Minnesota, North Dakota or South Dakota!

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How Accurate Are Boundary Surveys?

boundary survey accuracy

Maybe you would like to determine the exact size of a piece of land you intend to sell or purchase. Maybe you are preparing for construction, and would like to make certain you do not encroach on a neighboring property. Or perhaps you would like to settle a dispute – or prevent one from arising in the near or distant future. In all of these cases, you need a boundary survey.

What Is a Boundary Survey?

A boundary survey determines and illustrates the exact locations of a property’s legal boundaries. If you were to create a boundary survey of the nation of France, then the resultant map would be exactly France-shaped. If you were to create a boundary survey of your property, then its lines would contain 100 percent of the land you legally own – and not one square inch of land which falls outside of your possession.

How Is a Boundary Survey Created?

The creation of a boundary survey is a multifaceted process. First the surveyor reviews all available deeds: those of both the property they are surveying and the parcels surrounding it. Then the surveyor visits the parcel with their trusty theodolite – aka “total station,” which is a tripod-mounted device that allows its operator to take precision measurements. The surveyor will also carefully note any physical features which can mark boundary lines, such as bodies of water. Once all their research is complete, the surveyor prepares a full report detailing the parcel’s boundary lines and any other information that could prove relevant in the foreseeable future.

How Accurate Is a Boundary Survey?

We just said that a theodolite takes “precision measurements.” To be sure, precision and accuracy aren’t analogous concepts.

  • Accuracy reflects how close a measurement is to its actual value. If a boundary line is exactly 100 feet long, and the surveyor measures it as such, then their measurement is perfectly accurate.
  • Precision refers to how close two measurements of the same item are to one another. If a boundary line is 100 feet long, and the surveyor measures it as 99 feet, then the measurement is inaccurate. But if five more surveyors all measure the same boundary line as 99 feet, then their measurements are precise – i.e. consistent – yet still inaccurate.

As you may already have gathered, a boundary survey’s accuracy boils down to two variables: the quality of the equipment used to record it, and the skill of the surveyor handling said equipment.

Surveying equipment has become substantially more accurate over recent decades. Whereas historic surveyors once relied on 66-foot long chains to take measurements, they now utilize digital equipment with integral microprocessors, lasers and GPS. Compared to a 19th century compass, which had an angular precision of 1 degree, a modern theodolite can achieve angular precision of 1/3600 degrees (i.e. 1 second).

Make no mistake: even the most technologically sophisticated equipment is capable of random and systematic errors. Environmental conditions such as temperature, humidity and barometric pressure can influence delicate machinery. Likewise, human error can produce wildly inaccurate results.

This underscores the necessity of hiring an experienced surveyor. They will not make rookie mistakes. They’re familiar with all the environmental factors which can impact accuracy, and overcome them to ensure that their boundary survey adheres to the maximum allowable Relative Positional Precision for an ALTA/NSPS Land Title Survey: 2 cm (0.07 feet) plus 50 parts per million (based on the direct distance between the two corners being tested). (Note that certain circumstances will result in survey measurements for which the maximum allowable Relative Positional Precision may be exceeded.)

To reiterate, a boundary survey is allowed to have 0.1128′ (2cm + 50 parts per million) margin of error. In simpler terms, a modern boundary survey is extraordinarily accurate. You can rest assured the one you commission will reflect the positions of your boundaries with virtually flawless accuracy.

Do you need a boundary survey in Minnesota, North Dakota or South Dakota? Set yourself up for success. Contact Compass Consultants today to schedule service, and rest assured that our expert surveyors and state-of-the-art equipment will produce accurate results you can truly rely on.

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Topographic Surveys: Discover New Elevations

topographic survey

A topographic map is the best way of showing hills and undulations on paper. You’ve no doubt seen one before. It’s a map with lines that demonstrate the contours of the land. A mountainous area would have many complex lines to show all its various elevations. A flat area would have few lines, as its land is mostly uniform in elevation.

Topography isn’t just of interest to geology majors and battlefield historians. Contractors, architects and other professionals must also know the contours of a parcel of land if they intend to do anything productive with it. That’s why Compass Consultants offers topographic surveys as a standalone service and as part of our other, more detailed surveys.

What Is a Topographic Survey?

A topographic survey is created using specialized tools and equipment that measure the elevation at any point on or below land and even underwater. Sea level is typically used as the reference surface; all points on the survey are above, below or equal to it.

Once sufficient topographic data have been collected, the surveying team creates a comprehensive map of the area: one that reveals all the contours of the subject area, and which also includes the exact locations of both natural and man-made features.

When Should You Get a Topographic Survey?

If you’re commencing a construction or land development project of any size, then it’s crucial to understand how the land’s elevation will affect its overall usability. A topographic survey can help you avoid building where you shouldn’t, as well as indicate where drainage and leveling are required. This is why an ALTA land title survey (i.e. the most comprehensive type of survey available) includes a Table A Item, Item 5; Vertical relief with the source of information (e.g., ground survey, aerial map), contour interval, datum, with originating benchmark, when appropriate, as an option.

While it’s always advisable to get a topographic survey before breaking ground, it is especially important to commission one as part of preparation for any of the following projects.

  • Acquisition of Right of Way – Is your department acquiring land for the purpose of transportation improvement? Whether the acquisition is temporary or permanent, you’ll need to know if the land’s physical features will suit your project before making such a large investment.
  • Runoff Management System Installation – Are you designing and installing a system to safely channel away runoff? Understanding the directions and rates at which precipitation, snowmelt and irrigation flow – and where they will accumulate – is paramount to developing an effective runoff management strategy. Whether your system includes grading, drainage pipes, or both, it cannot be successful unless it is built around a topographic survey.
  • Large Projects – We would never advise doing it, but plenty of people have built houses on land they haven’t surveyed. (The pioneers did not keep surveying tripods in their covered wagons, after all.) But if you’re planning a large construction project – be it infrastructure, industrial, or commercial – you need to know how water will move around the parcel, and whether you need to change its slopes to prevent water from pooling where it shouldn’t. Ensuring a large building’s structural integrity is simply impossible without an accurate topographic survey.
  • Permitting – Some jurisdictions require builders to prove that land is fit for development before commencing work on it. Others may require developers to create surveys for conservation purposes. In either case, a topographic survey is usually needed to satisfy the governing bureaucracy’s approval criteria.

If you are planning construction or a land development project in Minnesota, then you have already found the best solution to all your surveying needs. Contact Compass Consultants today to schedule service at the site of your upcoming project!

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