Surveying FAQs

That depends on the type of service you need. Mortgage Loan Inspections, or MLIs, are usually turned around in a few days. Letter of Map Amendments, or LOMAs, are also turned around in a short amount of time. A full boundary survey will take longer, depending on the amount of work already scheduled, the extent of services to be provided, and sometimes the weather.

Yes, at Herrick & Salsbury, Inc., we provide free cost estimates. Please provide as much information as you can such as, street address of the property, tax map and lot number, deed, existing survey plan, purchase and sale agreement, real estate listing, and the anticipated closing date, if applicable. You can fill out our form here.

The price of a land survey will depend on many variables. In Maine, the cost can range from a few thousand dollars to $5k or more. Unlike many states, Maine does not employ a Public Land Survey System and does not require land to be surveyed upon every conveyance. This can make surveying land in Maine more expensive and less predictable for the surveyor. Also, Maine is a “colonial” state in which land was not always divided up in equal squares.

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The complexity of the survey and the requirements of the client will determine the exact cost:

• A mortgage inspection/pre-purchase inspection costs the least.
• If just the fieldwork of marking corners is needed, the survey will cost less than if a drawing is also required.
• If the property deed is vague or poorly written, has no dimensions for the length of the boundary lines, or has not been updated to reflect previous conveyances, the extra amount of deed research needed will make the survey costs go up.
• The more corners a single parcel has, the higher the cost will be.
• When boundary lines and corners are hard to access due to dense woods, terrain or water, the costs will most likely be higher.
• The more detailed the survey is (structures, topography, wooded areas) or if encroachments are found, the higher the cost.
• If the boundary lines are to be brushed out and the trees along the boundary lines blazed for visual reference, the cost will be higher. Brushing and blazing are highly labor-intensive.

There are several situations where you may need the professional services of a land surveyor. A survey is recommended when buying a new property, dividing your existing property, making improvements on your property, adjusting a boundary line, determining the location of your boundary lines,  solving boundary disputes with a neighbor, preparing a letter of map amendment (LOMA) for flood-prone properties, or preparing a site plan for a planning board permit. Clearly marked boundaries make good neighbors.

Here are some reasons you may need a surveyor:

• The land will be bought: Buyers are encouraged to have property surveyed so that they know exactly what they are purchasing, become privy to any issues and to prevent future boundary disputes. If the purchase is being financed, the lender will require a survey to protect its interest in the property.
• The land will be divided: When a large parcel is divided, whether into two parcels or a multi-lot subdivision, a survey shows the land boundaries of the new, smaller parcels and additional features such as a road or utility easement into the property.
• The land will be developed: If you own vacant land and intend to improve it in any way, including building on it, the land might have to be surveyed to establish its boundaries and so that any improvement meets setback requirements. A setback refers to how far off the boundary or lot line the improvement must be. For example, a town might require that homes be built at least 20 feet off the property line (a 20-foot setback).
• Improvements will be made to previously developed land: If you’re adding structures such as a master suite, garage, deck, or fence to an existing home, a survey will demonstrate that the new additions meet setback requirements.
• Boundaries are in dispute: Disputes arise over many issues, such as whether a fence is on the wrong side of the property line or a deck doesn’t meet setback requirements. These disputes are settled using a boundary survey of the property.

Yes, we have many camp lots in the area and this is a service we frequently provide. Camp lots can be problematic to survey. One reason is that camp lots decades ago were considered low-value property. That is hard to imagine in this day and age, as waterfront lots are now the most valuable property. However, when “camp” became popular after World War 2, landowners who had water frontage were typically selling the property 50 feet at a time for about $1 per foot of frontage. It was measured, if measured at all, with a carpenter’s ruler or rope by the landowner without the benefit of a survey. Pipes or pins may or may not have been set at the time. Even if they were set, construction of roads, ditches, and camps destroyed all the boundary evidence. Relations between camp owners were typically friendly, and observation of boundary lines was casual at best. It was “camp,” and people didn’t go to camp for more than a few weeks in the summer and really did not care about boundary lines until more recent times. Not every camp lot has these characteristics, but a large majority do. It depends on the neighborhood. We will gladly prepare a free estimate for you.

We prepare a variety of property descriptions, the most common being a metes and bounds description. This type of description gives directions and distances around the property so that others know what you own for property. With the assistance of an attorney, our descriptions are then placed between a heading (to and from) and signatures at the end (sometimes our descriptions will be at the end of the deed which is typically referred to as Exhibit A), thereby turning them into legal documents known as deeds. The deed then gets recorded at the registry of deeds.

Yes, we survey all types of radio and cellular tower sites including rooftop sites, monopole tower sites, guyed tower sites, and utility pole mounted tower sites. We also do exclusive tower lease surveys and get easements surveyed and mapped. Pre- and post-construction surveys are provided as well.

Yes, in conjunction with our permitting services, we can assist in addressing an alleged land use violation. We will review the notice of violation and advocate on your behalf with the municipal official, usually the code enforcement officer. Stephen Salsbury and Bryce Emerson are both licensed code enforcement officers in the state of Maine.

We assist many clients with establishing a boundary line agreement. We will monument the agreed-to line, usually by setting pins along the line, prepare a plan showing the agreed to boundary line location, and also prepare a metes and bounds description of the agreed-to boundary line. An attorney will then use this in preparing the documentation for both parties to sign, memorializing the agreement. This agreement ultimately gets recorded at the registry of deeds just like a property deed.

Typically, most municipalities in Maine do not consider a fence a structure; thus, many times there is no setback for a picket fence or a chain link fence. Again, it is always best to check with the municipal code enforcement officer.

We can do that. The Maine Board of Licensure for Land Surveyors sets out requirements for land surveying, but with an agreement between land surveyor and client, the scope of work can be limited per a written agreement. See the board’s web page on Land Surveyor rules.

Marking a boundary line can give you the documentation you need to challenge a neighbor’s activities on your land. If your property was recently surveyed or is part of a well-marked subdivision, identifying the line may be relatively straightforward. If not, the process typically involves multiple site visits. We’ll need to locate existing boundary evidence, perform deed research, take precise measurements, and complete survey calculations. Once that’s done, we’ll return to your property to set pins along the specific boundary in question.

Presumably your neighbor has had a boundary survey completed in order to assert a legitimate claim. We can review the neighbor’s survey and make our own independent assessment of your boundary line location to see if the claim has any merit or not and work with your attorney to provide you with options. Many times there are differing opinions as to where a boundary line is located between land surveying professionals. These differences can be resolved by negotiations or asking for relief from a court of law.

Line marking can consist of setting wooden stakes in the ground along the boundary line in an area where there are not many trees or in an urban environment. Typically, in a wooded area, we will place surveyor ribbon (also referred to as flagging) on trees to visibly mark the line. The best method of marking line in the wooded areas would be to brush out the lines (removing the limbs and underbrush) along the boundary line and blazing the tree (making a scarf on both sides of the tree at about chest height), which is the traditional way of marking a boundary line but is more expensive due to the labor involved. It is totally up to the client to decide how to have the line marked.

While a boundary survey is not required to list your home, buyers like to know where the boundary lines are. Having an up-to-date survey helps market the sale of your property.

The answer to this question will be specific to your property. To help you answer this, we will need to know the history of the parcel and review the property for any covenants or deed restrictions that would prohibit further division of the parcel. We will have to consult with the municipal land use ordinance to see what the lot zoning requirements are for a buildable lot. Depending on the history of the property, we may need to apply to the municipality to subdivide the parcel or amend a previously approved subdivision plan to add another parcel to it.

A subdivision is typically defined by the sale or lease of three or more parcels from the same parent parcel within a five year period. There are exceptions for gifts to a family member if you reside on the property for five years or more plus other exceptions. Generally, an application to the municipal planning board is required. The planning board will review the request against a list of standards in the municipal land use ordinance or subdivision ordinance. The planning board will cause notification to the public, notify neighboring lot owners, and advertise and hold a public hearing where the public can comment on the proposal. The public hearings can be televised or streamed for public viewing. Many times, multiple hearings are needed. The process is very public and can be intimidating at times. We have many years of experience taking applications through the approval process and will be glad to handle the permitting for you.

You will need to divide your property. First, we would assess the ability to do a legal division. We will need to know the history of the parcel and review the property for any covenants or deed restrictions that would prohibit further division of the parcel. We will have to consult with the municipal land use ordinance to see what the lot zoning requirements are for a buildable lot. A gift of land (a lot division) from a parent to a child is almost always exempt from municipal subdivision review, but we will help you answer that question as well. We will work with you to help convey your child a buildable lot, survey the parcel being gifted or conveyed, and prepare a description of the land being gifted or conveyed, which your attorney will use in preparing a deed and the transfer papers.

We offer clients assistance with planning and evaluating many types of projects including housing developments, commercial buildings, land subdivisions, and shoreland zoning permits. Knowing the local best practices, we can maximize the value of your project and advance a realistic application for approval.

You will need an attorney to assist you in preparing the property deed. We prepare a metes and bounds description. This describes the direction and distances around the property so that others know what you own for property. The description is typically contained between the heading of the deed (to and from) and the signature on the deed at the end, but sometimes it will be at the end of the deed which is typically referred to as Exhibit A. The deed will then be recorded in the registry of deeds.

Mortgage inspections are used many times by prospective buyers to evaluate potential purchases during a due diligence period. They verify the accuracy of the property’s deed description and help lenders assess the property’s condition and value before approving a mortgage. Often, mortgage inspections can be performed at the discretion of the buyer but you should speak to your lender about their requirements for MLIs.

ALTA (American Land Title Association) surveys are normally used during commercial or investment type transactions. A request for an ALTA survey usually comes from a title attorney or a lending institution. The American Land Title Association has specific requirements and plan formats for surveyors all across the United States to use for uniformity. A requirement of an ALTA survey is that the client must present the surveyor a title insurance commitment document.

Each municipality will have what is known as shoreland zoning. Within each municipality there will be differing areas of zoning along the shoreline, river or significant wetland. Generally speaking, each residence within the shoreland zone is required to have one acre of land and 150 feet of saltwater frontage or 200 feet of freshwater frontage. These frontage requirements will be different for commercial uses and water-dependent uses or activities

Each and every municipality in Maine has what is known as home rule. The municipality will usually dictate minimum lot sizes and configurations such as lot width and frontages. There are very few State minimum zoning requirements outside the shoreland zone. In rural areas without municipal wastewater systems, State law dictates a minimum lot size of 20,000 square feet (about one-half of an acre) to install a septic leach field.

That depends on the municipality where the property is located and the underlying land use ordinance. Land use ordinances (sometimes referred to as Unified Ordinance) are typically the controlling legislature for setback requirements. Some land features may not require any setback at all. It is always best to check with the municipal code enforcement officer first:

• Holden
• Ellsworth
• Bar Harbor

The terms easement and right of way are similar and often interchanged.

“Easement” is the right and privilege to cross or otherwise use someone else’s land for a specified, expressed purpose. Examples might be a utility easement for power, a water or sewer line easement, a view easement for a scenic overlook, or an easement for a walking path to the pond or ocean.

An easement could also be the voluntary surrender of property rights (a negative easement). An example would be a conservation easement where the property owner agrees not to construct anything on a parcel or use the land for a specific purpose like timber harvesting or farming in exchange for monetary consideration or tax benefits.

“Right of way” is the legal right, established by usage or grant, to pass along a specific route crossing someone else’s land. An example would be granting a right of way for a road to another property or a granting the utility company a right of way over your property to put up wires and poles to deliver services to your home or neighboring homes.

Probably not. In order to insure boundary lines, you would need the survey exception in the policy removed. The only way to get the exception removed is to have a current boundary survey and a surveyors’ report prepared for the title insurance company.

Yes, we would be glad to help. If we have surveyed the property, we can show the flood hazard boundary line on the survey plan we prepared. As an alternative, we can physically locate your house and plot the house location on the flood maps to see if the structure is located in the flood hazard zone or not.

We can usually find this information on the town’s website. We will need to know how the property is being taxed, i.e., Billy Bob versus Billy’s LLC, and can look it up in their commitment book. Some smaller towns do not put their information on a website so you may need to visit the town office to obtain the documents.

A licensed land surveyor determines the location of record boundary lines based on the evaluation of many pieces of information. A survey will document record right(s) of way, deeded or mapped easements, and encroachments both ways over boundary lines. If a plan is prepared, the improvements will be located and shown. Lines of occupation (fence, edge of lawn, hedge, etc.) will also be shown or otherwise documented. During the course of a survey, a surveyor will review title documents and research the parcel deed and the deeds of the neighboring properties.

The role of a surveyor is to precisely establish property boundaries when it has not been surveyed before, mapping those boundaries and producing a metes and bounds description of the boundaries.

A surveyor also helps in interpreting deed descriptions. For example, a deed description might read something like: “North by Smith, East by the road, South by a fence, and West by Michael, containing ten (10) acres of land, more or less.”

A surveyor uses the information to determine what area constitutes the parcel described in the deed.. The surveyor works to find the metal pins, fence, blazed trees, or other markers used to mark the corners of a surveyed parcel or establish where those pins should be placed.

ALTA/ACSM SURVEY: a surveying standard jointly proposed by the American Land Title Association and the American Congress on Surveying and Mapping that incorporates elements of the boundary survey, mortgage survey, and topographic survey. ALTA/ACSM surveys, frequently shortened to ALTA surveys, are often required for real estate transactions.

AS-BUILT SURVEY: a survey conducted after a construction project is completed, confirming that the structures, utilities, and roadways proposed were built in the proper locations authorized in the Plot Plan or Site Plan.

BOUNDARY SURVEY: a survey to establish the boundaries of a parcel using its metes and bounds description, which typically involves the setting or restoration of monuments or markers at the corners or along the lines of the parcel, often in the form of iron rods, pipes, or concrete monuments in the ground, or nails set in concrete or asphalt. A drawing is then prepared from the field data to provide a representation of the parcel surveyed.

CONSTRUCTION LAYOUT SURVEYING: the process of establishing and marking the position and detailed layout of new structures such as roads or buildings for subsequent construction.

ELEVATION CERTIFICATE: a survey done when a parcel of land is located within a flood hazard area as shown on the FEMA maps. Elevations are determined for the finished floor, garage, accessory structures, and adjacent building grades. This information is then put on a flood elevation certificate to determine the insurance coverage needed, as determined by an insurance agent.

ENGINEERING SURVEYS: those surveys associated with the engineering design (topographic, layout, and as-built), often requiring geodetic computations beyond normal civil engineering practice.

FOUNDATION SURVEY: a survey done to collect the positional data on a foundation that has been poured and is cured. This is done to ensure that the foundation was constructed in the location authorized in the Plot Plan, Site Plan, or Subdivision Plan. When the location of the finished foundation is checked and approved, the building of the remainder of the structure can commence. This should not be confused with an As-Built Survey, which is not to be done until all work on the site is completed.

HYDROGRAPHIC SURVEY: a survey conducted with the purpose of mapping the coastline and seabed for navigation, engineering, or resource management purposes. Products of such surveys are nautical charts.

MORTGAGE SURVEY: a simple survey that generally determines land boundaries and building locations. Mortgage surveys are required by title companies and lending institutions when they provide financing to show that there are no structures encroaching on the property and that the position of structures is generally within zoning and building code requirements.

PLOT PLAN OR SITE PLAN: a proposal plan for a construction site that includes all existing and proposed conditions on a given site. The existing and proposed conditions always include structures, utilities, roadways, topography, and wetlands delineation. The plan might also, but does not always, include hydrology, drainage flows, and flood zone determined from (FEMA) Federal Flood Insurance Reference Maps.

SUBDIVISION PLAT: a plot or map based on a survey of a parcel of land. Boundary lines are drawn inside the larger parcel to indicate the creation of new lot/parcel lines, retention ponds, and roads.

TOPOGRAPHIC SURVEY: a survey that measures the elevation of points on a particular piece of land and presents them as contour lines on a plot.

WETLANDS DELINEATION & LOCATION SURVEY: a survey that is completed when an authorized biologist or scientist has marked the wetlands. The boundary of the wetlands is determined by observing the soil colors, vegetation, erosion patterns or scour marks, hydrology, and morphology. Typically, colored flags are then placed in key locations to denote the boundary of the wetlands. A survey is done to collect the data on the locations of the placed flags, and a plan is drawn to reference the boundary of the wetlands against the boundary of the surrounding plots or parcels of land and the construction work proposed within.

You can help reduce the difficulty and time, and hence the cost, required to complete a survey by doing the following:

• Provide all the documents you have, such as a previous survey or a title deed showing the property’s deed description or that of the larger parcel being split.
• Provide any maps of the land, which are especially useful for large parcels.
• Clear debris from lot lines or where lines are to be established.
• Locate and mark the existing boundary pins (sometimes called monuments) with marking paint and/or wood stakes, a good option for those who have a metal detector or can borrow one without cost.

A survey is a snapshot in time, if you will. The plan and/or pins represent the property boundaries at that moment in time. If a plan is prepared, the improvements shown are the improvements shown at the time of the survey. After the surveyors have left the property, a neighbor could create an encroachment, a new fence could be installed, buildings could be built or added on to, driveways could be built or enlarged, or the property could be divided and a piece of the property sold. If nothing ever changes and no land is sold, then a survey plan would continue to reflect and convey the correct information.

Different surveyors use different colors of ribbon to mark boundary lines. There are no requirements to use any one particular color. Many times, on a construction site, different colors will mean different things. Different colors of paint lines on pavement are signifying different utilities such as water, electric, and communications.

We typically use fluorescent orange flagging but you can request an alternative color if you’d prefer.