1. science
2. engineering

Why have an ALTA/ACSM Land
Title Survey?
Northeast Indiana Commercial Brokers
Presentation
May 14, 2008
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Normal Participants in Process
Lender
Lender’s Counsel - Typically has most requests & clout
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,OGO?A
Title Company
Negotiates exceptions, base policy coverage, &
endorsements.
Provides record documents to attorneys & surveyor
Buyer
Buyer’s Counsel - Protects client’s interests
Buyer’s Realtor - Often keeps the process moving
Buyer’s Surveyor - Very rare
Seller
Seller’s Counsel - Protects client’s interests
Seller’s Realtor - Often keeps the process moving
Seller’s Surveyor - Provides survey acceptable to all
parties while keeping fees at a minimum
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Type of Surveys in Indiana
Types identified in 865 IAC 1-12
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,OGO?A
1. Original Surveys (can also be an ALTA)
2. Retracement Surveys (can also be an ALTA)
3. Route Surveys
4. Surveyor Location Reports
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DIGEST
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
volume 6, issue 5
may, 2007
HOW MUCH DO YOU CHARGE FOR A
BOUNDARY SURVEY?
Survey. Unlike a Retracement Survey, an Original
Survey creates a new parcel of ground out of one
or more older deeds.
Subdivision Plats (creating one or more
“lots”) are typical examples of an Original Survey,
but acreage in Rural areas that is split off the farm
also qualify.
ROUTE SURVEYS
Route Surveys are typically completed to
provide for property transfers and easements
necessary for: Highways, Railroads, Waterways,
Pipelines, Electrical Lines, or any other linear
transportation or utility route.
That may sound complicated, but the basic
idea is to provide one survey document that ties
several land transactions together when multiple
properties and property owners are involved.
ALTA/ACSM SURVEYS
Winning the contest for the most acronyms in
the title, ALTA/ACSM Surveys are “high-performance” surveys typically generated for commercial
and/or industrial properties. To clear things up a
little-“ALTA” stands for “American Land Title
Association” and “ACSM” stands for “American
Congress on Surveying and Mapping.”
The basic idea behind these specialty
surveys is that the Title Insurance companies can
provide better Title Insurance coverage with a
more detailed survey. The “Minimum Standard
Detail Requirements for ALTA/ACSM Land Title
Surveys” (another great read) published every few
years (the last time in 2005) provides the rules for
completing these surveys to certain specifications.
When all the specifications are met, the lenders
involved in these high-dollar deals are a little more
comfortable with the property because the Title
Insurance companies provide more complete
coverage for the property.
SURVEYOR LOCATION REPORTS
Surveyor location reports win the contest for
the least liability for the surveyor. They are
restricted by State Law to be used only on
properties less than 2 Acres which already have a
house (1-4 Families) on it. Additionally, the
Surveyor must state in his certification that, “This
report is designed for use by a title insurance
company with residential loan policies. No corner
markers were set and the location data herein is
based on limited accuracy measurements.
Therefore, no liability will be assumed for any use
of the data for construction of new improvements or
fences.”
,OGO?A
I get multiple phone calls every week
asking that question. While it may seem like a
reasonable question to most people, it actually is
quite complicated and requires a substantial
amount of information to answer. Rather than
spend this month talking about the details that have
to be determined in order to develop a “Boundary
Survey,” we are going to spend some time with
the Indiana State legislation that defines Surveys.
We will discuss the different types of Surveys, their
different purposes, and requirements to meet the
Standards for those Survey types. When you
finish reading this newsletter, you will be an expert
among your peers in matters related to “Boundary
Surveys.”
“BOUNDARY SURVEY” TYPES
Did you know that the piece(s) of paper
that is commonly referred to as a “Survey” or
“Boundary Survey” could actually be one of
about five distinctly different types Surveys? In
fact, one of the Surveys typically produced for
Property Transactions is not a Boundary
Survey at all.
Survey types and descriptions can be
found in: 865 Indiana Administrative Code (IAC)
1-12-7 through 865 IAC 1-12-29. Those sections
of Indiana Code are the source for this newsletter
(and a pretty good cure for insomnia.)
There are essentially five different types of
Surveys commonly referred to as “Boundary
Surveys.” Those types are: Retracement
Surveys, Original Surveys, Route Surveys,
ALTA/ACSM Surveys, and Surveyor Location
Reports.
RETRACEMENT SURVEYS
This is probably the most common type of
actual “Boundary Survey.”
The basic idea is that a Registered Land
Surveyor compiles existing deeds in the area of
the property in question and “Retraces” the
boundary lines in his/her best professional
judgment in order to place the actual Boundary
Lines for any multitude of purposes. (Typically for
a property sale, but also could be for property
improvements--like a house, fence, barn, etc.)
This type of Survey will follow old deeds of
record, plats, or other recorded information and
will not be creating a new parcel of land.
ORIGINAL SURVEYS
More new homes and construction are
completed on property described by “Original
Surveys” than any other type of Boundary
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See DABEC Digest in handout
Type of Surveys in Indiana
1. Original Surveys are executed for the
purpose of locating and describing the lines
of the subject property which has not been
previously described in record documents.
2. Retracement Surveys are executed for the
purpose of retracing the lines of the subject
property as previously described in record
documents.
3. Route Surveys are executed for the purpose
of determining the lines of multiple proposed
acquisition parcels required for highway,
railroad, waterway, pipeline, electric line, linear
transportation, or utility purposes.
Rule 12 excerpt [in handout]
Surveyor Location Reports are designed for use by a title
insurance company with loan policies on small tracts
containing one (1) to four (4) family houses, even if now used
for commercial purposes. A surveyor location report shall not
be used for nonresidential tracts greater than two (2). No
corner markers are set and location data is based on limited
accuracy measurements.
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Title Insurance Differences
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Lenders Title Insurance (Loan Policy):
»» Protects lenders interests, typically prorated in the amount
of original purchase, as long as lender maintains interest in
the property
»» Focus is on protecting loan value. This includes title,
improvements, zoning, etc.
Owners Title Insurance:
»» Protects title claim, typically in amount of original
purchase, as long as owner (or heirs) maintain interest in the
property
»» Focus is on protecting title, ownership, and interests. Not
focused on improvements, zoning, etc.
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
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ILTA
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Perspective on Surveys
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Seller • Prove title is marketable
• Money out of pocket
• Limit liability:
»» Disclose issues (e.g. gaps, overlays,
encroachments, easements, utilities, etc.)
»» Provides notice to Purchaser
»» Reduces probability of litigation
Purchaser • Receive assurance that title is marketable,
property/facilities can continue to be used
• Provide foundation/planning for:
»» Future use (e.g. gaps, overlays,
encroachments, easements, utilities, etc.)
»» Potential development/expansion of
existing improvements
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
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Perspective on Surveys
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Lender
• Protecting value of loan/collateral
»» Includes title (gaps, overlays,
easements, utilities, etc.)
»» Includes use (zoning, access, utilities,
etc.)
»» Includes facilities (buildings, parking,
utilities, etc.)
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
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Why have an ALTA/ACSM. . .
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,OGO?A
1.Remove Survey Exception
2.Remove Special Exceptions
3.Obtain Endorsements
4.Limit Liability
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(i)
forgery, fraud, undue influence, duress, incompetency, incapacity or impersonation;
(ii)
failure of any person or Entity to have authorized a transfer or conveyance;
(iii)
a document affecting Title not properly created, executed, witnessed, sealed, acknowledged,
notarized or delivered;
(iv)
failure to perform those acts necessary to create a document by electronic means authorized by law;
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Why have an ALTA/ACSM. . .
1.Remove Survey Exception
(v)
a
document
executed under a falsified, expired or otherwise invalid power of attorney;


 (vi)


a document
not properly filed, recorded or indexed in the Public Records including failure to
  perform
 those acts by electronic means authorized by law; or


(vii) a defective judicial or administrative
proceeding.
(b)
 
The lien of real estate taxes or assessments 
imposed on the Title by a governmental authority due or payable,
but unpaid.
  
,OGO?A
(c)
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3.
4.
5.
Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would
bedisclosed
by 
an 
accurate
and
complete
land survey
of the
The term
"encroachment"
includes

  
 
 

 Land.
 

  

encroachments
of
existing
improvements
located
on
the
Land
onto
adjoining
land,
and
encroachments
onto
       
the Land of existing improvements located on adjoining land.

 
              
Unmarketable
Title.
                   
No right of access to and from the Land.
          
The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating
to
building
and zoning) restricting, regulating, prohibiting, or relating to


 



  
  

 use,

of
(a) 
the occupancy,
or
enjoyment
the Land;         
(b)
the character,
location
of any improvement
erected on the Land;
 dimensions,
or


             
the subdivision
of land;
or
(c)



            





(d) environmental protection
     
  
   

a notice,
describing
part
the Land,
is recorded
in the
Public Records
setting
forth the
violationor
intention
if 
 
  any

of

 




 
  
to enforce,
but
only 
to the extent of the violation or enforcement referred 
to in that
notice.

 



               
 
06LCR1 6/06 KMS
    
ALTA Loan Policy (6/ 17/ 06)

       


 
 
  


 
  


 
       

                    
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212

 
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Why have an ALTA/ACSM. . .
2.Remove Special Exceptions
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
i. Easements most common
ii. Encroachments
iii.Zoning issues (parking, height, area, etc.)
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Why have an ALTA/ACSM. . .
3.Obtain Endorsements - Pt 1
i. Access
ii. Contiguity
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
iii. Zoning
Endorsement Form 1 - 06 Street Assessments (06-17-06)
Endorsement Form 2 - 06 Truth in Lending (06-17-06)
Endorsement Form 3 - 06 Zoning Unimproved Land (06-17-06)
Endorsement Form 3.1 - 06 Zoning - Completed Structure (06-17-06)
Endorsement Form 4 - 06 Condominium (06-17-06)
Endorsement Form 4.1 - 06 Condominium (06-17-06)
Endorsement Form 5 - 06 Planned Unit Development (06-17-06)
Endorsement Form 5.1 - 06 Planned Unit Development (06-17-06)
Endorsement Form 6 - 06 Variable Rate Mortgage (06-17-06)
Endorsement Form 6.2 - 06 Variable Rate Mortgage - Negative Amortization
Endorsement Form 7 - 06 Manufactured Housing Unit (06-17-06)
Endorsement Form 7.1 - 06 Manufactured Housing - Conversion; Loan (06-17-06)
Endorsement Form 7.2 - 06 Manufactured Housing - Conversion: Owner’s (06-17-06)
Endorsement Form 8.1 - 06 Environmental Protection (06-17-06)
Endorsement Form 9 - 06 Restrictions, Encroachments, Minerals (06-17-06)
Endorsement Form 9.1 - 06 Restrictions, Encroachments, Minerals Owner’s Policy:
Unimproved Land (06-17-06)
Endorsement Form 9.2 - 06 Restrictions, Encroachments, and Minerals - Owner’s
Policy: Improved Land (06-17-06)
Endorsement Form 9.3 - 06 Restrictions, Encroachments, Minerals - Loan Policy
Endorsement Form 9.4 - 06 Restrictions, Encroachments, Minerals - Owner’s Policy:
Unimproved Land (06-17-06)
Endorsement Form 9.5 - 06 Restrictions, Encroachments, Minerals - Owner’s Policy:
Improved Land (06-17-06)
Endorsement Form 10 - 06 Assignment (06-17-06)
Endorsement Form 10.1 - 06 Assignment and Date Down (06-17-06)
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Why have an ALTA/ACSM. . .
3.Obtain Endorsements - Pt 2
i. Access
ii. Contiguity
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
iii. Zoning
Endorsement Form 11 - 06 Mortgage Modification (06-17-06)
Endorsement Form 12 - 06 Aggregation (06-17-06)
Endorsement Form 13 - 06 Leasehold - Owners (06-17-06)
Endorsement Form 13.1 - 06 Leasehold - Loan (06-17-06)
Endorsement Form 14 - 06 Future Advance - Priority (06-17-06)
Endorsement Form 14.1 - 06 Future Advance - Knowledge (06-17-06)
Endorsement Form 14.2 - 06 Future Advance - Letter of Credit (06-17-06)
Endorsement Form 14.3 - 06 Future Advance - Reverse Mortgage (06-17-06)
Endorsement Form 15 - 06 Non-Imputation - Full Equity Transfer (06-17-06)
Endorsement Form 15.1 - 06 Non-Imputation - Additional Insured (06-17-06)
Endorsement Form 15.2 - 06 Non-Imputation - Partial Equity Transfer (06-17-06)
Endorsement Form 16 - 06 Mezzanine Financing (06-17-06)
Endorsement Form 17 - 06 Access and Entry (06-17-06)
Endorsement Form 17.1 - 06 Indirect Access and Entry (06-17-06)
Endorsement Form 18 - 06 Single Tax Parcel (06-17-06)
Endorsement Form 18.1 - 06 Multiple Tax Parcel (06-17-06)
Endorsement Form 19 - 06 Contiguity-Multiple Parcels (06-17-06)
Endorsement Form 19.1 - 06 Contiguity-Single Parcel (06-17-06)
Endorsement Form 20 - 06 First Loss-Multiple Parcel Transactions (06-17-06)
Endorsement Form 21 - 06 Creditors’ Rights (06-17-06)
Endorsement Form 22 - 06 Location (06-17-06)
Endorsement Form 22.1 - 06 Location and Map (06-17-06)
Endorsement Form JR1 - Supplemental Coverage (10-19-96)
Endorsement Form JR2 - Revolving Credit / Variable Rate (10-19-96)
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Why have an ALTA/ACSM. . .
4.Limit Liability
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
Seller
Lender
Purchaser
»» Disclose issues (e.g. gaps, overlays,
encroachments, easements, utilities, etc.)
»» Provides notice to Purchaser
»» Reduces probability of litigation
»» Includes title (gaps, overlays,
easements, utilities, etc.)
»» Includes use (zoning, access, utilities,
etc.)
»» Includes facilities (buildings, parking,
utilities, etc.)
»» Receive assurance that title is
marketable, property/facilities can
continue to be used
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
What is an ALTA Survey?
1. General Requirements
2. Table A
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
i. Customize survey for specific requirements
ii. Typical Items
iii.Add-cost Items
iv.Expensive Items
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
What is an ALTA Survey?
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
1. General Requirements
Detailed annotated compilation of all record information
(deeds, zoning, easements, and plats) and of all
observable on-the-ground information (stakes, buildings,
infrastructure, and use)
Must use current standards, per ALTA. Purchase
agreements are often out of date.
See handout packet for:
Rule 12 - Indiana Survey Requirements
ALTA Standards
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
major
streetby
intersection(s);
referenced
an existing monument or witness to the corner;
3.
2.
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
_____ Flood
proper
annotation
based ontofederal
Insurance
Vicinityzone
mapdesignation
showing the(with
property
surveyed
in reference
nearbyFlood
highway(s)
or
Rate
the state or local
equivalent,
by
scaled
map
location
and
graphic
majorMaps
streetorintersection(s);
TABLE A
plotting onl.);
3.
_____ OPTIONAL
Flood zoneSURVEY
designation
(with proper annotation
on federal Flood Insurance
RESPONSIBILITIES
AND based
SPECIFICATIONS
4.
_____ Rate
GrossMaps
land or
area
areas
if specified
the client;.
the(and
stateother
or local
equivalent,
byby
scaled
map location and graphic
plotting
onl.);A must be negotiated between the surveyor and client. It may
NOTE: The items
of Table
5.
_____ for
Contours
and thetodatum
of or
theexpand
elevations;
be necessary
the surveyor
qualify
upon the description of these items,
4.
_____
Gross
land
area
(and
other
areas
specified
by the client;.
e.g., in reference to Item 6, there may be a neediffor
an interpretation
of a restriction. The
6.
_____
List
setback,
height,
and
floor
space
area
restrictions
disclosed
by applicable
surveyor cannot make a certification on the basis of an interpretation
or opinion
of another
zoning
or
building
codes
(beyond
those
required
under
paragraph
these
5.
_____
Contours
and
the
datum
of
the
elevations;
party. Items 16, 17 and 18 are only for use on projects for the U.S. Department5dofofHousing
standards).
If
none,
so
state.
The
source
of
such
information
must
be
disclosed.
and Urban Development (HUD).
“Note” above;
6.
_____ See
List setback,
height, and floor space area restrictions disclosed by applicable
zoning
or
building
those
required
under
paragraph 5d
of these
If checked, the following optionalcodes
items(beyond
are to be
included
in the
ALTA/ACSM
LAND
TITLE
7.
_____ standards).
(a) Exterior Ifdimensions
of allThe
buildings
atof
ground
level
none,
so
state.
source
such
information
must
be
disclosed.
SURVEY, except as otherwise negotiated:
See “Note” above;
(b) Square footage of:
1.
_____ Monuments placed (or a reference monument or witness to the corner) at all
7.
_____
(a) Exterior
dimensions
of all buildings
at ground
levelalready
11.
Location
of utilities
examples
ofunless
which
are shown
below)
major
corners
of the(representative
boundary
of the
property,
marked
or existing
_____
(1)
exterior
footprint
of
all
buildings
at
ground
level;
on
or serving
property as
by: corner;
referenced
bythe
an surveyed
existing monument
ordetermined
witness to the
(b) Observed
Square footage
of:
_____ (a)
evidence;
_____ (2) gross floor area of all buildings; or
2.
_____ Vicinity map showing the property surveyed in reference to nearby highway(s) or
_____
(1) exterior
footprint
of all
buildings
at from
ground
level;
_____ (b)
Observed
evidence
together
with
evidence
plans
obtained from utility
major
street
intersection(s);
_____
(3)
other
areas
to
be
defined
by
the
client.
companies or provided by client, and markings by utility companies and other
_____
(2) gross
floor
area
ofproper
all buildings;
orsource
sources
(with
reference
as
to the
information)
3.
_____ appropriate
Flood zone
designation
(with
annotation
basedofon
federal Flood Insurance
_____ x(c) Measured
height
of
all
buildings
above
grade
at a defined location. If no
railroad
tracks
sidings;
Rate Maps
or the
stateand
or local
equivalent, by scaled map location and graphic
defined
location
provided,
pointby
of the
measurement
shall be shown;
_____ onl.);
(3) otherisareas
bethe
defined
client.
xplotting
manholes,
catchtobasins,
valve vaults
or other surface indications of
subterranean uses;
8.
_____ (c)
Substantial,
visible
improvements
(in addition
to buildings)
such
as billboards,
Measured
height
ofother
all buildings
grade
at aclient;.
defined
location.
If no
4.
_____ xGross
land
area
(and
areas if above
specified
by the
wires
and
cables
(including
their function,
identifiable) crossing
signs,
structures,
swimming
etc.; if readily
definedparking
location
is provided,
the pointpools,
of measurement
shall be shown;
the surveyed premises, all poles on or within ten feet of the surveyed
5.
_____ Contours
and the datum
the elevations;
premises,
theofdimensions
of and
all crossmembers
or overhangs
9.
_____ Parking
areas
and,and
if striped,
the striping
the
type (e.g.such
handicapped,
8.
Substantial,
visible
improvements
(in addition
to buildings)
as billboards,
affecting
the
surveyed
premises;
and
motorcycle,
regular,
etc.) and
number
of parking
spaces;
signs,
parking
structures,
swimming
pools,
etc.;
6.
_____ xList setback,
andinstallations
floor spaceon
area
disclosed by applicable
utilityheight,
company
therestrictions
surveyed premises.
zoning or building codes (beyond those required under paragraph 5d of these
10.
Indication
of access
tostriped,
a public
on land
such
as curb
and driveways, and
9.
_____ standards).
Parking
areas
and, ifso
theway
striping
and
the information
type
(e.g.cuts
handicapped,
If none,
state. The
source
of such
must
disclosed.
12.
_____ Governmental
Agency
survey-related
requirements
asas
specified
bybe
the
client;
to
and from waters
adjoining
the
surveyed
tract, such
boat slips,
launches,
motorcycle,
regular,
etc.)
and
number
of
parking
spaces;
See “Note” above;
piers and docks;
13.
_____
Names
of adjoining
of platted
10.
_____
of dimensions
accessowners
to a of
public
way onlands;
land
such as
curb cuts and driveways, and
7.
_____ Indication
(a) Exterior
all buildings
at ground
level
to and from waters adjoining the surveyed tract, such as boat slips, launches,
14.
_____ The
distance
to the nearest intersecting street as designated by the client;
piers
and docks;
(b) Square
footage of:
6
15.
_____ Rectified orthophotography, photogrammetric mapping, laser scanning and other
_____
(1)
exterior
footprint
of
all
buildings
at utilized
ground as
level;
similar products, tools or technologies
may be
the basis for the location
of certain features (excluding boundaries) where ground measurements are not
_____ (2)necessary
gross floortoarea
of those
all6buildings;
otherwise
locate
featuresorto an appropriate and acceptable
accuracy relative to a nearby boundary. The surveyor shall: (a) discuss the
_____ (3) other
areas
to be defined(e.g.
by the
ramifications
of such
methodologies
theclient.
potential accuracy and
completeness of the data gathered thereby) with the title company, lender and
_____ client
(c) Measured
height
of all buildings
grade
defined
location.
If no
prior to the
performance
of theabove
survey;
and at
(b)aplace
a note
on the
face of
defined
location
is
provided,
the
point
of
measurement
shall
be
shown;
the survey explaining the source, date, relative accuracy and other relevant
qualifications of any such data;
8.
_____ Substantial, visible improvements (in addition to buildings) such as billboards,
signs, parking
structures,
swimming
16.
_____ Observable
evidence
of earth
movingpools,
work,etc.;
building construction or building
additions
within
recent
5419 County
Road 427
, Suite
C | months;
Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
9.
_____ Parking areas and, if striped, the striping and the type (e.g. handicapped,
What is an ALTA Survey?
2. Table A
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
i. Customize survey for specific requirements
ii. Typical Items
?
1.
4.
2.
5.
6.
3.
Rate Maps or the state or local equivalent, by scaled map location and graphic
_____
Monuments
placed (or
a reference monument
or witness to the corner) at all
D.A. Brown
Engineering
Consultants,
Inc. |www.dabrownengineering.com
plotting
onl.);
major corners of the boundary of the property, unless already marked or
referenced by an existing monument or witness to the corner;
_____ Gross land area (and other areas if specified by the client;.
What is an ALTA Survey?
_____ Vicinity map showing the property surveyed in reference to nearby highway(s) or
_____ Contours and the datum of the elevations;
major street intersection(s);
_____ List setback, height, and floor space area restrictions disclosed by applicable
_____ Flood zone designation (with proper annotation based on federal Flood Insurance
zoning or building codes (beyond those required under paragraph 5d of these
Rate Maps or the state or local equivalent, by scaled map location and graphic
standards). If none, so state. The source of such information must be disclosed.
plotting onl.);
See “Note” above;
2. Table A
iii.Add-cost/Reasonable
Items
5.
_____ Contours and the datum of the elevations;
4.
7.
_____ Gross land area (and other areas if specified by the client;.
_____ (a) Exterior dimensions of all buildings at ground level
(b) Square footage of:
6.
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
11.
7.
8.
9.
10.
11.
8.
12.
9.
13.
14.
10.
15.
12.
13.
16.
14.
_____ List setback, height, and floor space area restrictions disclosed by applicable
_____ (1) exterior footprint of all buildings at ground level;
zoning or building codes (beyond those required under paragraph 5d of these
standards). If none, so state. The source of such information must be disclosed.
_____ (2)
gross floor
area of all buildings;
Location
of above;
utilities
(representative
examplesorof which are shown below) existing
See “Note”
on or serving the surveyed property as determined by:
_____
(3) other
areas to be defined by the client.
_____ (a)
Observed
evidence;
Exterior dimensions
of all buildings at ground level
_____ (b)
(c) Observed
Measured evidence
height of all buildings above grade at a defined location. If no
_____
Square footage of: together with evidence from plans obtained from utility
defined
location
is provided,
the point
of measurement
be shown;
companies or provided
by client,
and markings
by utilityshall
companies
and other
appropriate
(with reference
as to theatsource
information)
_____ (1) sources
exterior footprint
of all buildings
groundoflevel;
_____ Substantial, visible improvements (in addition to buildings) such as billboards,
x
railroad tracks and sidings;
signs, parking structures, swimming pools, etc.;
(2) gross floor
area
of all valve
buildings;
oror other surface indications of
x_____ manholes,
catch
basins,
vaults
subterranean uses;
_____ Parking areas and, if striped, the striping and the type (e.g. handicapped,
_____ wires
(3) other
to(including
be definedtheir
by the
client.if readily identifiable) crossing
xmotorcycle,
andareas
cables
function,
regular,
etc.) and
number of parking
spaces;
the surveyed premises, all poles on or within ten feet of the surveyed
_____ (c) Measured
height
of all buildings
aboveallgrade
at a defined
If no
premises,
and
dimensions
orlocation.
overhangs
_____ Indication
of access
to the
a public
way on of
land crossmembers
such as curb cuts
and driveways, and
defined affecting
location isthe
provided,
thepremises;
point of measurement
shall be shown;
surveyed
and
to and from
waters (representative
adjoining the surveyed tract,
such as
slips,
launches,
of utilities
of which
areboat
shown
below)
existing
xLocation
utility
company installationsexamples
on the surveyed
premises.
piers
and
docks;
or servingvisible
the surveyed
property
determined
by:
_____ on
Substantial,
improvements
(inasaddition
to buildings)
such as billboards,
_____
Observed
signs,
parkingevidence;
structures,
swimming pools,
etc.;
_____ (a)
Governmental
Agency survey-related
requirements
as specified by the client;
_____
Observed
evidence
together
with
evidence
from
plans
from utility
_____ (b)
Parking
areas
and, ifowners
striped,
striping
and the
type
(e.g.obtained
handicapped,
_____
Names
of
adjoining
ofthe
platted
lands;
6
companies
or
provided
by
client,
and
markings
by
utility
companies
and other
motorcycle, regular, etc.) and number of parking spaces;
appropriate
sources
(with
reference
as
to
the
source
of
information)
_____ The distance to the nearest intersecting street as designated by the client;
railroad
tracks
sidings;
_____ xIndication
of access
to and
a public
way on land such as curb cuts and driveways, and
x
manholes,
catch
basins,
valve vaults
or
other
surface
indications
of other
to
and
from
waters
adjoining
the
surveyed
tract,
such as
boat scanning
slips,
launches,
_____ Rectified orthophotography, photogrammetric
mapping,
laser
and
subterranean
uses;
piers
and
docks;
similar products, tools or technologies may be utilized as the basis for the location
x certainwires
and cables
(including
their function,
if readily
identifiable) crossing
of
features
(excluding
boundaries)
where ground
measurements
are not
thenecessary
surveyed to
premises,
all poles
on ortowithin
ten feet ofand
the acceptable
surveyed
otherwise
locate those
features
an appropriate
the dimensions
all crossmembers
accuracypremises,
relative toand
a nearby
boundary.of The
surveyor shall:or
(a)overhangs
discuss the
affecting
the
surveyed
premises;
and
6 (e.g. the potential accuracy and
ramifications of such methodologies
x
utility company
installations
on the surveyed
premises.
completeness
of the data
gathered thereby)
with the title
company, lender and
client prior to the performance of the survey; and (b) place a note on the face of
_____ the
Governmental
Agencythe
survey-related
as specified
by relevant
the client;
survey explaining
source, date,requirements
relative accuracy
and other
qualifications of any such data;
_____ Names of adjoining owners of platted lands;
_____ Observable evidence of earth moving work, building construction or building
5419
County
427to
, Suite
C months;
| Auburn,
Indiana
46706
Tel: (260) 925-2020
(260) 925-1212
_____
The Road
distance
the nearest
intersecting
street
as |designated
by the| Fax:
client;
additions
within
recent
3.
4.
2.
1.
3.
5.
4.
3.
6.
2.
5.
4.
_____ major
Flood street
zone designation
(with proper annotation based on federal Flood Insurance
intersection(s);
Rate
Maps
the(and
state
orproperty
local
equivalent,
byinby
scaled
maptolocation
and
graphicor
D.A.
Brown
Engineering
Consultants,
Inc.
|www.dabrownengineering.com
_____
Gross
land
area
other
areas
ifsurveyed
specified
the
client;.
Vicinity
mapor
showing
reference
highway(s)
_____ Monuments
placed
(orthe
a reference
monument
or
witness
to nearby
the corner)
at all
_____
_____
_____
_____
_____
_____
_____
_____
plotting
onl.);designation
major
intersection(s);
Flood street
zone
(with proper
basedalready
on federal
FloodorInsurance
corners
of the boundary
of the annotation
property, unless
marked
Contours
the
datumorofmonument
the elevations;
Rate
Mapsand
or the
state
local
equivalent,
by scaled
location and graphic
referenced
by
an existing
or witness
to themap
corner;
Gross zone
land
area
(and other
if specified
by based
the client;.
Flood
designation
(withareas
proper
annotation
on federal Flood Insurance
plotting
onl.);
List
setback,
height,
and
floor
space
area
restrictions
disclosed
by applicable
Rate
Maps
or
the
state
or
local
equivalent,
by
scaled
map
and
graphicor
Vicinity map showing the property surveyed in reference tolocation
nearby
highway(s)
Contours
and
the(and
datum
of
the
elevations;
zoning
or
building
codes
(beyond
those
required
under
paragraph
5d
of
these
plotting
onl.);
Gross
land
area
other
areas
if
specified
by
the
client;.
major street intersection(s);
standards). If none, so state. The source of such information must be disclosed.
List
setback,
height,
and
floor
space
area restrictions
disclosed by applicable
See
“Note”
above;
Gross
land
area
other
areas
if specified
by based
the client;.
Contours
and
the(and
datum
of
the
elevations;
Flood
zone
designation
(with
proper
annotation
on federal Flood Insurance
zoning or building codes (beyond those required under paragraph 5d of these
Rate Maps or the state or local equivalent, by scaled map location and graphic
standards).
Ifdimensions
none,
so
state.
The
source
such information
must
be disclosed.
(a) Exterior
of
all
buildings
atof
ground
leveldisclosed
Contours
and
the datum
of
the
elevations;
List
setback,
height,
and
floor
space
area
restrictions
by applicable
plotting
onl.);
See
“Note”
above;
zoning or building codes (beyond those required under paragraph 5d of these
(b)
Square
footage
of:
List
setback,
height,
and
floor
space
areaof
restrictions
disclosed
by applicable
standards).
If
none,
so
state.
The
source
such
information
must
be disclosed.
Gross
land area
(and
other
areas
if specified
by the
client;.
(a) Exterior
dimensions
all buildings
ground under
level paragraph 5d of these
zoning
or building
codes of(beyond
thoseatrequired
See
“Note”
above;
_____
footprint
of
allsource
buildings
at ground
level; must be disclosed.
standards).
Ifexterior
none,
so
state.
The
of such
information
Contours(1)
and
the datum
of the
elevations;
(b)
Square
footage
of:
See
“Note” above;
(a) Exterior
dimensions of all buildings at ground level
_____
(2) gross
floor
area
of space
all buildings;
or
List setback,
height,
and
floor
area restrictions
disclosed by applicable
_____
(1)
exterior
footprint
of
all
buildings
at ground
(a)
Exterior
dimensions
of
all
buildings
at
ground
levellevel;
(b) Square
footage
of: (beyond those required
zoning
or building
codes
under
paragraph 5d of these
_____ (3)
other
areas
to be The
defined
by the
client.
standards).
If none,
so state.
source
of such
information
mustbelow)
be disclosed.
Location
of utilities
(representative
examples
of which
are shown
existing
_____
(2) gross
floor
area ofofallallbuildings;
or
(b) orSquare
footage
of:
_____
(1)
exterior
footprint
at ground
See
“Note”
above;
on
serving
the surveyed
propertybuildings
as determined
by: level;
(c) Observed
Measured evidence;
height of all buildings above grade at a defined location. If no
(a)
_____
(3)
other
to beof
defined
by
client.
defined
location
isareas
provided,
point
ofatthe
measurement
shall be shown;
(1)
exterior
footprint
of
buildings
at
ground
_____
(2) gross
floor
area
allall
buildings;
or
(a) Exterior
dimensions
of allthe
buildings
ground
levellevel;
(b) Observed evidence together with evidence from plans obtained from utility
(c)
Measured
height
of all
at a defined
location.
If no
Substantial,
visible
improvements
(inabove
addition
tobybuildings)
such
as billboards,
_____
(2) or
gross
floor
ofdefined
all and
buildings;
or
(3)
other
areas
to buildings
be
by thegrade
client.
(b)
Square
footage
of: area
companies
provided
by
client,
markings
utility companies
and other
defined
location
is
provided,
the
point
of
measurement
shall
be
shown;
signs, parking
structures,
pools,
etc.;
appropriate
sources
(with swimming
referenceexamples
as
to the
source
information)
Location of utilities
(representative
of
whichofare
shown below) existing
(3)
other
areas
to
be
defined
by
the
client.
(c)
Measured
height
of
all
buildings
above
grade
at by:
a defined
_____
(1)
exterior
footprint
of
all
buildings
at
ground
level; location. If no
xon
railroad
tracks
and
sidings;
or
serving
the
surveyed
property
as
determined
Substantial,
visible
improvements
(in
addition
to
buildings)
as billboards,
Parking
areas
and,
if
striped,
the
striping
and
the
type
(e.g.
handicapped,
defined
location
is provided,
the point
ofvaults
measurement
shallsuch
beindications
shown;
x(a)
manholes,
catch basins,
valve
or other surface
of
Observed
evidence;
signs,
parking
structures,
swimming
pools,
etc.;
motorcycle,
regular,
etc.)
and
number
of
parking
spaces;
(c) Measured
height
ofuses;
all buildings
above grade
_____
(2) gross
floor
area
of all buildings;
or at a defined location. If no
subterranean
defined
location
is cables
provided,
the point
of measurement
shallsuch
be shown;
Substantial,
visible
improvements
(intheir
addition
to
buildings)
as from
billboards,
xLocation
wires
and
(including
function,
if plans
readily
identifiable)
crossing
(b)
Observed
evidence
together
with
evidence
from
obtained
utility
Parking
areas
and,
if
striped,
the
striping
and
the
type
(e.g.
handicapped,
Indication
of
access
to
a
public
way
on
land
such
as
curb
cuts
andbelow)
driveways,
and
of
utilities
(representative
examples
of
which
are
shown
existing
signs,
parking
structures,
swimming
pools,
etc.;
_____
(3)
other
areas
to
be
defined
by
the
client.
the
surveyed
premises,
all
poles
on
or
within
ten
feet
of
the
surveyed
companies
or
provided
by
client,
and
markings
by
utility
companies
and
other
motorcycle,
regular,
etc.)
and
number
of
parking
spaces;
to
and
from waters
adjoining
the surveyed
tract,
such
slips,
launches,
on
or serving
the surveyed
property
asaddition
determined
by:as boat
Substantial,
visible
improvements
(in
to
buildings)
such
as
billboards,
premises,
and
thereference
dimensions
or overhangs
appropriate
sources
(with
as of
to all
thecrossmembers
source of information)
piers
and
docks;
(a)
Observed
evidence;
signs,
parking
structures,
swimming
pools,
etc.;
Parking
areas
and,
ifof
striped,
the
striping
and
the at
type
(e.g. handicapped,
(c)
Measured
height
all
buildings
above
grade
a
defined
location. If no
affecting
the
surveyed
premises;
and
xIndication
railroad
tracks
sidings;
ofregular,
access
to and
a public
way onofland
suchspaces;
as curb cuts and driveways, and
motorcycle,
etc.)
and
number
parking
defined
location
is
provided,
the
point
of
measurement
shall
be
shown;
x(b)
utility
company
installations
on
the tract,
surveyed
premises.
manholes,
basins,
valve
vaults
other
surface
indications
of
to
and
from
waters
adjoining
the
surveyed
such
as
boat
slips,
launches,
Observed
evidence
together
evidence
from
plans
obtained
from
utility
Parking
areas
and, catch
if striped,
thewith
striping
and or
the
type
(e.g.
handicapped,
subterranean
uses;
piers
and
docks;
companies
or
provided
by
client,
and
markings
by
utility
companies
and
other
motorcycle,
etc.)
and number
ofland
parking
spaces;
Indication
ofregular,
access
to survey-related
a public
way
such
asas
curb
cuts
and
and
Substantial,
visible
improvements
(inon
addition
to buildings)
such
as
billboards,
Governmental
Agency
requirements
specified
by driveways,
the client;
xappropriate
wires
and
cables
(including
their
if readily
identifiable)
crossing
sources
(with
reference
as
tofunction,
the
source
ofas
information)
to and parking
from
waters
adjoining
the6surveyed
tract,
such
boat
slips, launches,
signs,
structures,
swimming
pools,
etc.;
the
all poles
on or
within
ten feet
thedriveways,
surveyed and
xpiers
railroad
tracks
and
sidings;
Indication
ofsurveyed
access
topremises,
a public
way
on land
such
as curb
cutsofand
and
docks;
Names
of
adjoiningand
owners
of platted lands;
premises,
the
dimensions
of
all
crossmembers
or
overhangs
xto
manholes,
basins,
valve
vaults
or
surface
indications
of
and from
waters
adjoining
the
tract,
such
boat
slips,
launches,
Parking
areas
and, catch
if striped,
the surveyed
striping
and
theother
type as
(e.g.
handicapped,
affecting
the etc.)
surveyed
premises;
and
6
subterranean
uses;
piers and
docks;
motorcycle,
regular,
and
number
of
parking
spaces;
to the nearest
intersecting
street
as designated
by the client;
xxThe distance
utility
installations
on the
surveyed
premises.
wires company
and cables
(including their
function,
if readily
identifiable) crossing
theofsurveyed
all
on or
within
ten feet
ofand
thedriveways,
surveyed and
Indication
access topremises,
a public
way
on land
such
as curb
cutsscanning
6 poles
Rectified
orthophotography,
photogrammetric
mapping,
laser
and other
Governmental
Agency
survey-related
requirements
asas
specified
by the
client;
premises,
and
the dimensions
of alltract,
crossmembers
or slips,
overhangs
to
and
from
waters
adjoining
the
surveyed
such
boat
launches,
similar products, tools or technologies may be utilized as the basis for the location
affecting
surveyed premises;
and
6
piers
and
docks; the
of
certain
features
(excluding
where ground measurements are not
Names
of
adjoining
owners
ofboundaries)
plattedonlands;
xotherwise
utility
company
installations
the
surveyed
premises. and acceptable
necessary to locate those features
to an appropriate
What is an ALTA Survey?
6.
4.
5.
3.
_____
_____
7.
5.
6.
_____
_____
5.
7.
6.
7.
11.
_____
_____
_____
_____
2. Table A
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
6.
_____
4.
iv.Expensive
Items
7.
_____
7.
8.
11.
8.
9.
_____
_____
_____
_____
_____
9.
10.
8.
12.
_____
_____
_____
_____
_____
_____
_____
_____
_____
_____
_____
_____
_____
_____
10.
13.
9.
_____
_____
_____
14.
_____
10.
15.
12.
_____
_____
_____
13.
_____
8.
9.
10.
11.
8.
9.
10.
14.
12.
15.
13.
14.
15.
16.
accuracy
relative
to nearest
a nearbyintersecting
boundary. street
The surveyor
shall: (a)
the
The
distance
to the
as designated
by discuss
the
client;
Governmental
survey-related(e.g.
requirements
as accuracy
specified
by
ramifications
ofAgency
such methodologies
the potential
andthe client;
6 thereby) with
completeness
of the data gathered
the titlelaser
company,
lender
_____
Rectified
orthophotography,
photogrammetric
mapping,
scanning
andand
other
_____ client
Names
of
adjoining
owners
of
platted
lands; and
prior
to
the
performance
of
the
survey;
(b)
place
a
note
on
the
of
similar products, tools or technologies may be utilized as the basis for theface
location
the
survey
explaining
the
source,
date,
relative
accuracy
and
other
relevant
certain
features
(excludingintersecting
boundaries)
where
measurements
are not
_____ of
The
distance
to
street
as ground
designated
by the client;
qualifications
of the
anynearest
such
data;those features
otherwise necessary
to locate
to an appropriate and acceptable
accuracy
relative to a nearbyphotogrammetric
boundary. The surveyor
shall:
discussand
the
_____
Rectified
orthophotography,
mapping,
laser(a)
scanning
_____ ramifications
Observable
evidence
of earth moving(e.g.
work,
building
construction
or buildingother
of
such
methodologies
the
potential
accuracy
and
similar products,
tools or
technologies may be utilized as the basis for the location
within
months;
5419 Countyadditions
Road 427
, Suite
C|
Auburn,
Indiana
46706
| Tel:
(260)
| Fax:lender
(260) 925-1212
completeness
ofrecent
the
data
gathered
thereby)
with
the
title925-2020
company,
and
of certain features
(excluding
boundaries)
where
ground
measurements
are
not
_____
_____
_____ (b) Observed evidence together with evidence from plans obtained from utility
D.A.
Brown Engineering Consultants, Inc. |www.dabrownengineering.com
companies or provided by client, and markings by utility companies and other
appropriate sources (with reference as to the source of information)
x
railroad tracks and sidings;
x
manholes, catch basins, valve vaults or other surface indications of
subterranean uses;
x
wires and cables (including their function, if readily identifiable) crossing
the surveyed premises, all poles on or within ten feet of the surveyed
premises, and the dimensions of all crossmembers or overhangs
affecting the surveyed premises; and
x
utility company installations on the surveyed premises.
What is an ALTA Survey?
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
2. Table A - Common Issues
12.
_____ Governmental Agency survey-related requirements as specified by the client;
TABLE A
13.
_____ Names of adjoining owners of platted lands;
OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS
14.
_____ The distance to the nearest intersecting street as designated by the client;
NOTE: The items of Table A must be negotiated between the surveyor and client. It may
be necessary
the surveyor
to qualify orphotogrammetric
expand upon the
description
of these items,
15.
_____ for
Rectified
orthophotography,
mapping,
laser scanning
and other
e.g., in reference
to Item
6, there
mayorbe
a need for may
an interpretation
of abasis
restriction.
The
similar
products,
tools
technologies
be utilized as the
for the location
surveyor cannot
certification
on theboundaries)
basis of anwhere
interpretation
or opinion ofare
another
of make
certaina features
(excluding
ground measurements
not
party. Items 16,otherwise
17 and 18
are only to
forlocate
use on
projects
fortothe
Department
of Housing
necessary
those
features
anU.S.
appropriate
and acceptable
and Urban Development
(HUD). to a nearby boundary. The surveyor shall: (a) discuss the
accuracy relative
ramifications of such methodologies (e.g. the potential accuracy and
If checked, the completeness
following optional
are to bethereby)
included
in the
the title
ALTA/ACSM
of theitems
data gathered
with
company, LAND
lender TITLE
and
SURVEY, except
as otherwise
client
prior to thenegotiated:
performance of the survey; and (b) place a note on the face of
the survey explaining the source, date, relative accuracy and other relevant
1.
_____ qualifications
Monuments placed
a reference
monument or witness to the corner) at all
of any(or
such
data;
major corners of the boundary of the property, unless already marked or
referenced by
an existing
monument
witness
to the
corner;
16.
_____ Observable
evidence
of earth
movingor
work,
building
construction
or building
additions within recent months;
2.
_____ Vicinity map showing the property surveyed in reference to nearby highway(s) or
major
street intersection(s);
17.
_____ Any
changes
in street right of way lines either completed or proposed, and
available from the controlling jurisdiction. Observable evidence of recent street or
3.
_____ sidewalk
Flood zone
designation
proper annotation based on federal Flood Insurance
construction
or(with
repairs;
Rate Maps or the state or local equivalent, by scaled map location and graphic
plotting onl.);evidence of site use as a solid waste dump, sump or sanitary landfill.
18.
_____ Observable
4.
19.
5.
6.
7.
_____ Gross land area (and other areas if specified by the client;.
_____ Contours
and the datum of the elevations;
__________________________________________________________
_______________
_____ List setback, height, and floor space area restrictions disclosed by applicable
zoning or building codes (beyond those required under paragraph 5d of these
standards). If none, so state. The source of such information must be disclosed.
See “Note” above;
_____ (a) Exterior dimensions of all buildings at ground level
(b) Square footage of:
_____ (1) exterior footprint of all buildings at ground level;
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
_____ (2) gross floor area of all buildings; or
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Typical Issues or Problems
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
1. Client’s Name & Billing Information
per ALTA requirements
2. Title Commitment
i. Referenced Documents - provided by
Owner
ii. Contact Person
3. Complete list of all parties
4. Form of Certification
5. Utility Location
6. Physical Site Issues
7. Timeline often too short
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Typical Issues or Problems
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
4. Form of Certification
“. . .ALTA and NSPS agree that a survey that does not
use the required short-form ALTA/ACSM certification
specified in the standards cannot even be called an
ALTA/ACSM Land Title Survey. . .”
Gary Kent quotation excerpt from ACSM
Bulletin dated 07/06 [in handout]
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Typical Issues or Problems
6. Physical Site Issues
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
i. Accessibility
(fences, security, safety training)
ii. Obstructions
(vehicles, storage, structures)
iii. Foliage
(aerial obstruction, limits visibility)
iv. Snow Cover
(severly limits ground visibility)
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212
D.A. Brown Engineering Consultants, Inc. |www.dabrownengineering.com
Problems, Projects, and Promises
Principals: (front left,
clockwise) Duane
Brown, Casey Erwin,
Daniel Brown, David
Brown, and Brian Brown.
Problems Solved. Projects Delivered. Promises Kept.
Six simple words that illustrate our commitment to
our clients.  We believe this vision is the separation
between average professional services firms and
excellent ones.  We utilize our expertise to solve
your Problems, our experience to deliver your
Projects, and put our integrity on the line to keep
our Promises.
D.A. Brown Engineering Consultants
Engineering - Land Planning - Surveying
,OGO?A
Clients, not Customers
Surveying:
With licensed professional engineers and
surveyors in Indiana, Michigan, and Ohio we
believe our company is uniquely positioned
to assist our clients in real estate transactions,
developments, and other areas requiring
Civil Engineering and Surveying expertise.
We specialize in development activities
and ALTA/ACSM surveys (particularly very
difficult, short time-line surveys) and have an
extensive base of loyal clients that depend
on us to help them meet their deadlines
with professionally completed surveys and
site designs.
»» Topographic Surveys
»» Construction Staking
»» Control Networks
»» Boundary Retracement Surveys
»» ALTA/ACSM Land Title Surveys
»» Right of Way Surveys & Mapping
»» Hazardous Site Surveys
»» As-Built Surveys
»» Infrastructure Surveys
»» Digital Terrain Models (DTM)
DABEC strives to develop each and every
customer into a loyal client. We accomplish
this by protecting our clients’ interests at every
turn.
Far from a one dimensional engineering business,
DABEC strives to provide a broad spectrum of
professional services in a variety of fields. Use our
extensive experience to complete your challenging
project from start to finish.
Engineering:
»» Transportation Design (Roads & Trails)
»» Utility Design (Sanitary Sewer & Water Supply)
»» Storm Sewers (Pipes, Detention & Flood
Modeling)
»» Grading Plans (Dirt Calculations, Site
Balance)
»» Securing Approvals (Local, State & Federal)
»» Hydraulic Modeling/Flood Plain Modeling
»» Platting Process for Developments
»» Bid Tabulation
»» Permits, Applications & Approvals
»» Public Bidding Services
»» Utility Extension Design
»» Lift Station Design
»» Land Planning
5419 County Road 427, Suite C | Auburn, Indiana 46706 | Tel: (260) 925-2020 | Fax: (260) 925-1212