Braning Land Surveying

welcome to braning land surveying. we work in the denver metro area, golden co, front range, foothills.our clients include homeowner, architect, title company, mortgage company etc. We do boundary survey, pin survey, lot survey, land survey plat, subdivision plat, improvement survey plat, topographic survey, ilc, improvement location certificate, site plan, height survey, minor amendment, minor plat, exemption survey, construction staking, foundation staking, legal description preparation, easement description preparation, drainage certificate, flood certificate, residential structure exclusion, R.S.E and  F.E.M.A surveys. We also work for small developer, engineer, custom home builder, mountain land owner in areas like  arvade, bow mar, boulder, brighton, cherry hills village, conifer, denver, englewood, evergreen, genesee, golden, golden gate canyon, greenwood village, indian hills, lakewood, littleton, pine junction, sheridan, thornton, westminster, wheat ridge, idaho springs, unincorporated, jefferson, adams, arapahoe, boulder, clear creek county, douglas, and gilpin  county. We accept  paypal..

 

 

 

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  Here is what we do

 

 

A Boundary or Pin Survey requires research of the county records as well as a field search of all evidence on or near your property that may affect property line determination. Property pins are found and or set and clearly marked with a combination of wood stakes, 4' wood lath, colorful flagging and or paint. The goal of a surveyor is to follow in the footsteps of the original surveyor that created your parcel of land. If your property was created more than 20 years prior to the current date, a land survey plat is required to be filed with the county surveyor or county clerk and recorder. A land survey plat typically is a map showing all pertinent mathematical information depicting your property, descriptions of monuments found and set as well as platted (subdivision) easements, prescriptive easements conflicting boundary information and encroachments. Please note that a title commitment is necessary if record (non-platted) easements are to be shown on the land survey plat. A boundary or pin survey is necessary if you are installing a fence on your property boundary, or if you are planning any improvements such as a building addition or significant landscaping near your boundary line. In addition, it's always good to know for sure where your property lines are.

 


A Land Survey Plat typically is a map showing all pertinent mathematical information depicting your property, descriptions of monuments found and set as well as platted (subdivision) easements, prescriptive easements, conflicting boundary information and encroachments. Please note that a title commitment is necessary if non platted record easements are to be shown on the land survey plat.

 


An Improvement Survey Plat is a land survey plat with additional information shown such as buildings, concrete drives, roads, walks, retaining walls, overhead utilities, fences, water meters, utility pedestals etc. Improvement survey plats are very useful to architects when planning additions to an existing dwelling. Contour line and/or elevation information can also be shown for the purpose of designing positive drainage away from existing and or proposed structures or if the final elevation or building height of the proposed improvement is critical.

 


A Subdivision Plat is required when a larger parcel of land is being divided into 2 or more parcels. Each county and city has a platting procedure to follow when one wishes to subdivide their land. Usually there is a preliminary plat that is also required. Often an engineer is required to prepare drainage reports, drainage designs, soils reports, etc. Upon completion of the platting process, the actual subdivision plat map is recorded with the county clerk and recorder's office at which time the lots are legally able to be sold. This type of platting process can take as long 6 months to complete depending upon the size and complexity of the project.

 


A Topographic Survey shows topographic features of a parcel of land including fences, landscaping, trees, concrete, improvements, utilities, asphalt, drives along with contour line information and spot elevations where requested. Topographic surveys are not generally recorded.

 


An ILC, Improvement Location Certificate or Mortgage Survey is a scaled drawing of a parcel of land showing the approximate location of the improvements relative to the lot/property line. An ILC can be useful as an overview of a parcel of land or to determine the presence of encroachments. Although they are not "real surveys" they can be helpful in giving a new buyer a rough map of the property he or she is purchasing. Some municipalities require an ILC prior to obtaining a building permit for a proposed building addition. Additional information can be shown on an ILC such as setback lines, building heights, adjacent structures, etc. Because an ILC is not done to the high accuracy standards of a boundary survey/land survey plat or improvement survey plat, an ILC should not be relied upon for the establishment of fence or other improvement. Our ILCs are prepared, signed and stamped by a Professional Land Surveyor.  Improvement Location Certificate Order Form (.pdf)

 

 

 

 

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Revised: 02/28/09.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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