Surveying Services for Home Owners
A surveyors real property report (SRPR) is an up to date plan of property survey showing the location of the property lines, dimensions and setbacks of various buildings and structures. This type of plan also illustrates the location of any registered easements on the subject and adjoining properties. An SRPR is one of the most important documents for homeowners and potential purchasers during Real Estate transactions. The professionals at The Woolf's Land Surveying have numerous years of extensive property surveys work with a particular focus in the City of Toronto dealing with complicated parcels of land and handling many adverse possession claims and legal challenges.
Lot Line Staking
Are you planning to build a fence, a shed, a deck or other structure on your property? Are you in a dispute with a neighbor over the location of the property line that you share? When you need to know where your property line is, IBW Surveyors can help you move forward with certainty and peace of mind.
A lot line staking is a boundary survey of one or more property lines. Various markers will be set along the property lines and efforts will be made to make the line as visible as possible. We will complete the necessary research, fieldwork and calculations to confirm the required property boundaries, and we will mark the boundaries with survey monuments, spikes, stakes and nails as appropriate. The fieldwork will be completed under the supervision of an Ontario Land Surveyor, and the work is considered a legal boundary survey. The work will be reviewed by an Ontario Land Surveyor, though no plan is included in this service. If you require a plan, we would steer you to a Plan of Survey (POS) or a Surveyor’s Real Property Report (SRPR).
Generally we would only want to offer a Lot Line Staking service if there is already an existing survey on the parcel of land.
- Step 1, Request a Quote: Call us at: 416 543 6270 or Request a Quote Online
- Step 2, We will help determine the product that best meets your needs.
- Step 3, A dedicated Project Manager will take your project from start to finish.
- Step 4, An Ontario Land Surveyor reviews the work, then prepares and signs a report. Next, the Project Manager arranges delivery.
Severance Sketch
A Severance Sketch, also called a Draft Reference Plan, is a deliverable certain Municipalities will request as a component of a consent application. Consent is required in order to create a new parcel of land by dividing an existing parcel (Severance) or alter one or more boundaries of an existing parcel (lot addition or lot line adjustment). Consent is also required for new proposed interest in a parcel or portion of land such as the granting of a right-of-way. The Severance Sketch itself accompanies the consent application and is used to visually depict the proposed alterations to the land.
It is important to consult your local municipality or city as they will have specific policies and requirements for land severance.
The cost for the Severance Sketch will not include the cost of the Reference Plan deposited in the land registry office. This is a different type of survey and will be typically required and is completed once the Severance receives preliminary approval. An additional proposal will be provided after the review of the conditions of consent set by the Municipality.
.jpg)
Plan of Survey
Any survey plan that illustrates a boundary is called a Plan of Survey. There are some specific kinds of survey plans, such as Reference Plans (Plans that are filed as public documents at the Land Registry Office) and Surveyor’s Real Property Reports, but these are just specific categories of a Plan of Survey. Basically every plan that shows a legal boundary is a Plan of Survey.
Often a Plan of Survey is prepared to meet the specific needs of our clients. Some homeowners may require a plan to show the relationship of a fence line to a property boundary, or to illustrate the dimensions and area of their property, or to show that a new garage was built in compliance with zoning setbacks. A Plan of Survey can take on many forms and can be used for many purposes, but they will all show one or more boundary lines, and usually the relationship of physical features (ditches, buildings, fences, trees, retaining walls) to the surveyed boundary lines.
Topographic Survey
The Wolf's land survey in Toronto/Mississauga show physical features and grade point elevations within a property and are used by architects, engineers and planners for design purposes and new construction developments. The plan will illustrate features such as trees, grade points, walkways, driveways, retaining walls, catch, building, and much more. Topographic survey in Toronto plans can also show contours and other specific details which as requested.
Rentable Area Survey
A rentable area survey will certify the total square footage that can be leased. Land survey in ajax is based on measured lengths and areas of the floor space for leasing purposes and is used to assist with rental calculations or property evaluations. This land survey in Markham will be performed in accordance to the Building Owners and Managers Association (BOMA) 2010.
Reference Plans
Major new projects often involve land reconfiguration or the creation of new easements, rights-of-way, or land severances. To complete this task, property reference plans are routinely incorporated to illustrate the proposed new modifications to the parcel of land that will be subject to review by the local municipality.
These plans are deposited in the local Land Registry Office and are graphical representations of descriptions of land, as well as representations of divisions of land under the Planning Act. Reference plans show the surveyed boundary and dimensions as well as any physical or documentary evidence that could affect the title to the property. This may include the location of fences, hedges, retaining walls, overhead wires, etc. in relation to the boundaries and any easements or rights-of-way that are evident or that are registered on title.
Cottage Survey Services
You may need a survey to show the location of the cottage on the property, any easements or potential encroachments, and whether the property is owned to the water’s edge. A survey may also reveal if there is fill located on the bed of the Lake, or if there is an original shore road allowance (a strip of land between the property and the water’s edge, owned by a municipality or township). It may also cover how the property is legally accessed. We can provide you with a number of services and will assist you in determining which service best meets your needs.
ALTA Survey
An ALTA Survey can be compared to a combined full boundary and topographic survey along with all planning data. Specifically, an ALTA survey will meet all national standards developed by ALTA/ACSM. Comparable to an SRPR, ALTA surveys show everything within five feet of the boundary lines including fences, walkways, driveways and will illustrate any easements, rights-of-ways, encroachments and any other elements that may affect the property. In some real estate- transactions Lenders may require an ALTA survey before they will lend money and/or Title Insurance Companies may require an ALTA survey before they will issue title insurance. Alta survey cost is based on a set of minimum standards of performance for precision. Genesis Land Surveying can provide quality ALTA surveys that will meet all national standards.
Lot Grading & Servicing Plans
Lot Grading Plan illustrate the location of proposed new grading patterns around a new structure on a property. These plans will depict drainage patterns and if necessary new swales, retaining walls, and other features to ensure sufficient surface drainage. These plans are often required as part of a building permit submission to ensure that new building construction will result in proper drainage and prevent any negative impact on adjoining properties. After all construction and landscaping is completed, a site inspection will be conducted to ensure that the lot grading follows the plan prepared earlier, and the Ontario Land Surveyor will issue a Lot grading Certificate.
Builder’s Package Services
Are you building a custom home? Get all the support you need, when you need it.
IBW has seen through thousands of custom home projects spanning all across Ontario from rural estate lot developments to building a new home in a mature neighborhood. We have standard Builder’s Packages that are cost effective and will take your project from start to finish. We can also customize our services to fit your specific building needs and be as little or as much involved as you would require.
IBW has been trusted by many builders, contractors and property owners over the years, because we offer:
- 30+ field crews across Ontario. You will get all the support you need, when you need it.
- Dedicated Project Managers assigned to take care of your project.
- Deep knowledge of your business to identify issues early and get the job done right.
- Comprehensive suite of services to help your project from start to finish.
Pre-construction Stage
A standard construction project will require a Surveyor’s Real Property Report and Topographic Base Plan to start (Insert link for both services explaining what they are). This is what’s called the Pre-construction Stage because these plans provide a base for all future design elements. The Surveyor’s Real Property Report provides you with the legal extent of your rights pertaining to your property. It will ensure all easements, encroachments and encumbrances are accounted for and accurately depicted. The Topographic Base Plan provides your architect with all the grading and natural geographical features necessary to properly design and position your new home.
Once the house location has been provided to us by your architect, we can start on the Site and Grading Plan (Insert link for site grading plan service). The Site Grading Plan technician takes the position of the proposed home provided by your architect and designs the grading of the property to adhere to the municipal requirements and bylaws. The Site Grading Plan is a key element of the project because it is used to apply for building permits. This is because the municipality needs to ensure that adjoining properties are not adversely affected by any increase in stormwater runoff. They also control how close/far you can build your home to the property lines; the technical term for this is setback.
Once all requirements are met and the Site and Grading Plan has been approved by the municipality, you will be able to receive your building permit.
Construction Stage
Receiving the building permit leads to the next stage in the process, the Construction Stage. IBW offers the following services during the construction stage:
Stakeout for Excavation
The Stakeout is done by a combination of in-office and field layout work. When you receive your building permit, IBW will request them in order to begin our construction calculations. We use the approved setbacks to calculate coordinates for the outside of the foundation walls. Once this is complete, we can determine where the ground needs to be excavated. We then send our field crews to mark where and how deep this hole is going to be dug and provide a sketch of the location to the excavator.
Pinning Footings
When the excavation is complete, we are called back to set pins to show the formers where the outside of the foundation wall is for them to accurately create the footing forms.
Final As-built Survey
This stage is the crucial final step of the process. It involves measuring the as-built locations of the foundation wall corners. The information is brought back to the office and evaluated to ensure the walls were built according to plan. All boundary-relevant changes from construction are noted and taken into account at this stage. Once the data is processed and put into a plan form, the deliverable is a Surveyor’s Real Property Report showing your existing boundary along with the new improvements.
Call us at: 416 543 6270 or Request a Quote Online