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Posted on August 9, 2017 by j_keith

Welcome to Enterprise Land Surveying's website

This site is intended to provide you with information on Land Surveying in the Enterprise, AL, Coffee and Dale Counties, and Geneva County area of Alabama. If you're looking for an Enterprise Land Surveyor, you've come to the right site. If you'd rather talk to someone about your land surveying needs, please call (888) 936-8426 today. For more information, please continue to read.

Land Surveyors are professionals who measure and make precise measurements to determine the size and boundaries of a piece of real estate. While this is a simplistic definition, boundary surveying is one of the most common types of surveying related to home and land owners. If you fall into the following categories, please click on the appropriate link for more information on that subject:

Enterprise Land Surveying services:

I need to know where my property corners or property lines are. (Boundary Survey)
I have a loan closing or re-finance coming up on my home in a subdivision. (Lot Survey)
I need a map of my property with contour lines to show elevation differences for my architect or engineer. (Topo Survey)
I've just been told I'm in a flood zone or I 've been told I need an elevation certificate in order to obtain flood insurance or prove I don't need it. (Flood Survey)
I'm purchasing a lot/house in a recorded subdivision. (Lot Survey – See Boundary Survey)
I'm purchasing a larger tract of land, acreage, that hasn't been subdivided in the past. (Boundary Survey)

If your needs don't fall into one of the above, don't worry, we'll get to the bottom of it. CALL Enterprise Land Surveying TODAY at (888) 936-8426 OR better yet, fill out a Contact Form request to discuss your survey needs.

Land Surveying Mistakes That Can Turn a Simple Lot Split Into a Delay

Posted on July 10, 2026 by j_keith

Land surveying provides the accurate property measurements and boundary information needed before a lot can be legally divided. A lot split should be straightforward. You divide one property into two or more parcels, submit the plans for approval, and record the plat. However, small land survey mistakes can cause big delays. Poor maps, unclear boundary information, or skipped research often lead to rejected applications and extra waiting. The good news is that these problems are preventable. Understanding what goes wrong helps keep your lot split on track.

Using Outdated Surveys Creates Lot Split Problems

Old surveys show property conditions from years ago. Land changes constantly. Utilities get installed. Structures shift slightly. Fences move. A survey that’s five years old won’t capture any of this. When you submit an old survey with your lot split application, city staff spot it immediately and send the plans back.

The delay stings. You’ll wait two to four weeks for a formal rejection, then another two to six weeks while a new survey gets completed. That’s time you didn’t plan for.

A current survey shows what’s actually on the ground today. Modern surveys use GPS technology and digital mapping that older work didn’t have. The accuracy is significantly better. City staff review current surveys faster because they trust the data. The map clearly shows boundary lines, utilities, and any discrepancies between the old deed description and what exists now.

Key reasons to get a new survey:

Old surveys miss utility lines, structures, and boundary changes
City staff reject outdated maps without exception
Redoing a survey after rejection costs $3,000 to $5,000 in additional fees and extends your timeline by weeks

Get a new survey before you even think about submitting your lot split plan. This single step prevents rejections and keeps your project on schedule.

Overlooked Easements Can Block Your Lot Split

Easements are rights that other parties hold to use portions of your property. Utility companies need easements for power lines and water mains. Neighbors need easements for shared driveways. Drainage systems need easements to cross multiple properties. These agreements are invisible on the ground but absolutely legal and binding.

If your new lot line cuts through an existing easement, the city blocks approval. Title companies won’t insure the property. Buyers will walk away. An easement violation can kill an entire subdivision plan.

Many people miss easements because they don’t show up clearly on old records. Utility easements are especially hard to find. They’re often underground with no visible marker. But they’re recorded somewhere, and city staff will find them during their review.

A professional land surveyor knows exactly where to look. They check utility maps, review recorded plats, dig into property history, and identify easements before you design the lot split. This research prevents rejection and saves weeks of back-and-forth with the city.

Common easement sources to watch for:

Utility power lines, water mains, and sewer lines
Drainage systems and storm water management
Shared driveways and access rights

Roughly 60 to 75 percent of residential lots carry at least one recorded easement. Most property owners never know about them until a surveyor looks.

Non-Compliant Lot Sizes Kill Your Subdivision Plans

Every city has rules about how small a lot can be. These rules exist to prevent overcrowding and ensure every parcel is usable. The minimum size might be one quarter acre. It might be one acre. It depends on where your property sits and what zoning applies.

Cities also require minimum frontage. A lot needs a certain amount of road-facing width. If your split creates a lot that’s too narrow, the city says no.

Then there’s setback rules. Setbacks are the distances buildings must sit back from property lines. If your new lot is small, the actual building area shrinks even smaller. Sometimes there’s not enough room to build anything practical or profitable.

Before you commission any survey work, you must know these rules. Call your local planning department or check their zoning code. Find out the minimum lot size, minimum frontage requirement, and setback distances. Then design your split to meet all of them.

Most municipalities require minimum lot sizes between one quarter acre and one acre for residential property. Setback requirements typically range from 15 to 50 feet. If you skip this research and submit a plan that violates zoning rules, the city rejects it. You redesign. You resubmit. Weeks disappear.

Know the rules first. Then split your lot to follow them.

Unclear Survey Maps Get Rejected by City Staff

City staff review dozens of lot split applications every month. They need maps that are crystal clear. They need measurements they can read without confusion. They need labels that make sense.

A sloppy map wastes everyone’s time. Faint lot lines. Measurements that are hard to read. Unclear labels. The staff member reviewing it has to squint and guess. They send it back with a list of corrections. You’re waiting another week or two for a response.

A good survey map shows everything simply. Lot dimensions are clearly labeled. Corners are marked precisely. Easements appear in different colors so they stand out. Existing utilities are easy to spot. The scale is obvious. The compass direction is clear.

Your surveyor should provide a map that’s easy to read on a screen and easy to print on paper. It should look professional. It should tell the complete story of your lot split without anyone having to hunt for information.

Bad maps create delays. Clear maps get approved. There’s no in between.

Catching Survey Issues Late Destroys Your Timeline

A lot split happens in stages. First you get surveyed. Then you submit plans. Then the city reviews them. Then you get approval. Then you record the plat. Each stage takes time.

If a problem with your survey gets discovered late in this process, everything stops. You’ve already waited weeks for the city to review. Now you have to go back and fix the survey. The surveyor redoes the work. You resubmit. Your entire timeline gets pushed back by months.

Common late-stage issues include mistakes in the legal description, miscalculated lot sizes, or property lines that don’t match the deed. These should get caught during initial field work, not during city review.

The solution is catching problems early. Work with a surveyor who does quality control before submitting anything to the city. They should review their own work, check all the math, verify the legal description, and make sure everything is correct before you ever file it.

Early quality checks save time. Many delays come from rushing through the survey and hoping the city doesn’t find mistakes. That’s not hope. That’s a delay waiting to happen.

Frequently Asked Questions

What is a lot split?

A lot split is the process of dividing one parcel of land into two or more separate properties. Each new parcel can be sold, transferred, or developed independently. The city must approve the split, and a legal description gets recorded for each new lot.

Why is land surveying needed for a lot split?

Surveyors establish precise property boundaries, measure lot sizes, locate utilities and easements, and verify that proposed lots meet city requirements. A professional survey ensures all new parcels comply with local rules and can be financed and insured.

Can an old survey cause problems?

Yes. Old surveys don’t show current ground conditions, recent utility installations, or boundary changes. Cities require current surveys for lot split applications and reject outdated maps, which adds weeks to your project timeline.

What can delay a simple lot split?

Non-compliant lot sizes, unclear maps, missing easement research, inaccurate legal descriptions, and violations of setback rules all trigger delays. Most delays could be prevented with careful planning and a thorough survey before you submit plans.

When should I call a land surveyor?

Call before you finalize any subdivision plans. A surveyor can identify zoning constraints, locate easements, and verify that your proposed split meets city requirements. Early involvement prevents costly rejections and keeps your timeline moving.

ALTA Land Survey Details Developers Should Check Before Site Design

Posted on July 9, 2026 by j_keith

Site design decisions depend on accurate property information. An ALTA land survey provides that information in precise detail. Developers need to understand what data inside an ALTA land survey affects their site plans. Without reviewing these details carefully, designers might place buildings on restricted land, position utilities incorrectly, or miss access limitations. Checking ALTA land survey details early prevents design changes that waste time and money.

How ALTA Land Survey Boundary Details Affect Building Placement

An ALTA land survey shows exact property boundaries with precision. These boundaries define the outer edge of where you can build. Developers must check whether the boundary lines match what they expected from the deed and tax parcel information.

The ALTA land survey often reveals differences between what the deed claims and what actually exists on the ground. Old plats might have errors. Boundaries might shift over time. A survey catches these discrepancies before design begins.

Developers should check the following from boundary information:

Whether the parcel is the size and shape the deed describes. If an ALTA land survey shows 9.8 acres instead of the claimed 10 acres, the building program changes. If the shape is narrower or more irregular than expected, parking and circulation change. Whether the boundary line passes through what you planned as a building location. If a corner clip or boundary angle cuts into a planned area, the building must move. Whether neighbors encroach onto your land with fences or structures. If the ALTA land survey finds encroachments, you need to address them before design finalizes.

What ALTA Land Survey Easement Data Shows About Site Restrictions

Easements carved into an ALTA land survey are the most important constraints on site design. An easement is a recorded right that lets someone else use part of your land. You cannot build structures in most easements. These restrictions shrink your buildable area significantly.

Developers need to study the exact location of every easement shown on the ALTA land survey. Utility easements run for power, gas, water, sewer, and telecommunications. Drainage easements protect swales and creek channels. Access easements allow neighbors or public agencies to cross your land. Each type affects site design differently.

What an ALTA land survey easement shows that developers must check:

The precise location and width of each easement so you know exactly where you cannot build. The easement type so you understand what activity is protected. Whether landscaping, paving, or minor structures are allowed within the easement. Some easements allow limited surface use if utilities are not disturbed. The depth of utility easements because some utilities are shallow and some are deep.

How ALTA Land Survey Information Guides Parking and Circulation Routing

Parking and circulation paths must follow areas that are free of easements and other restrictions. An ALTA land survey shows you exactly where these clear areas sit. This prevents designers from creating circulation plans that cannot actually be built.

Developers should verify that parking lot placement sits outside utility and access easements. They should confirm that driveway routes avoid easement areas. They should check whether access easements that cross the property create conflicts with planned circulation.

An ALTA land survey also shows existing driveways and access points. Developers need to understand whether they must continue using these existing access points or whether they can create new ones. If the ALTA land survey shows a legal requirement to maintain access to a neighboring property, circulation design must accommodate this requirement.

What ALTA Land Survey Utility Information Means for Site Infrastructure Planning

Utilities shown on an ALTA land survey include existing pipes, cables, and their locations. This information prevents you from placing new buildings or utilities where conflicts would occur. An ALTA land survey that shows utility locations prevents expensive collisions during construction.

Developers should check the utility easement depths because this determines how deep you can excavate for foundations and drainage. They should verify the utility routing so they understand where utilities enter the property and where they exit. They should identify utility company connections because utilities must be accessible for repair and maintenance.

ALTA land survey information about utilities matters because:

It shows you where utility companies have access rights. Building over these areas without proper coordination creates problems. It reveals buried utilities that do not have recorded easements but still exist on the property. It helps you plan new utility connections that avoid conflicts. It shows you whether utilities are adequate for your building program or whether you need new capacity.

How ALTA Land Survey Access Details Affect Overall Site Design

Access and circulation rights are recorded on an ALTA land survey when they are formally documented. Developers need to verify that their planned site layout respects all recorded access rights and limitations.

An ALTA land survey shows whether neighbors have legal rights to cross your property to reach their land. It shows whether public agencies have recorded access for drainage maintenance or other purposes. It reveals whether private roads serve the property and what rights you have to use and maintain them.

Developers should verify that planned circulation accommodates all required access while keeping the site design functional. They should understand whether access rights change during different seasons or conditions. They should know whether they must maintain certain access routes or can close them during construction phases.

Frequently Asked Questions

What does an ALTA land survey show that a regular survey does not?

An ALTA land survey is more detailed than a standard boundary survey. It includes title research about recorded easements, restrictions, and access rights. It provides the level of detail developers need for site design and municipal approval.

Why should developers check ALTA land survey details before hiring architects?

ALTA land survey details show the buildable area after subtracting easements and restrictions. Designers need this information to create feasible site plans. Checking early prevents design changes later.

Can a developer ignore easements shown on an ALTA land survey?

No. Easements are recorded legal restrictions. Building in an easement area can result in forced removal of structures and legal liability. ALTA land survey easements must be respected in every design.

What happens if site design conflicts with ALTA land survey restrictions?

The design must change to match the survey information. Conflicts discovered during municipal review delay approval. Finding conflicts early through ALTA land survey review is much faster.

Does an ALTA land survey show zoning information?

Standard ALTA land surveys do not include zoning. However, you can request zoning information as an add-on item when ordering the ALTA land survey.

Why a Surveyor Should Be Called Before Clearing a Homesite

Posted on July 8, 2026 by j_keith

Surveyor marking property boundaries and utility easements before homesite clearing to help prevent boundary disputes, utility damage, and costly site mistakes.

Clearing land on a rural or wooded property feels straightforward. You want the trees gone and the land open. But clearing without a surveyor leads to expensive problems. You might cut trees that belong to a neighbor. You might damage underground utilities and create dangerous situations. You might violate environmental laws or easement restrictions. A surveyor identifies these hidden issues before clearing work begins. Calling a surveyor before clearing protects your property, your wallet, and your legal standing.

Why a Surveyor Finds Property Lines Hidden Under Trees and Brush

You cannot clear land safely without knowing where your property ends and your neighbor’s starts. Trees and heavy brush hide property lines completely. A surveyor locates these lines before any clearing work begins. This prevents you from cutting trees that belong to the neighbor or accidentally damaging their property.

How a Surveyor Locates Boundary Lines Under Vegetation

Surveyors use property records and physical evidence to find boundaries. They look for old markers, stakes, or blazes on trees that mark the original survey. They measure from known reference points to relocate the boundary lines. On rural and wooded lots, this process takes time because vegetation obscures the evidence. But a surveyor finds these lines and marks them clearly so crews know exactly where to work.

Without a surveyor, homeowners often clear too far onto neighboring property. This creates legal disputes and expensive liability. Some neighbors sue for damages. Others demand that cleared trees be replanted. A surveyor costs far less than these legal problems.

How a Surveyor Protects Utilities Buried Under the Ground

Utilities like water lines, sewer lines, gas pipes, and electrical cables run underground across rural properties. You cannot see them, but heavy equipment can damage them. Damaging utilities creates dangerous situations and expensive repair bills that you might have to pay.

A surveyor researches utility records and locates utilities on the property. They identify easements that utility companies have. They mark areas where utilities run so contractors know to avoid them. This protects both the utilities and your pocket.

Clearing equipment operators cannot tell where utilities are just by looking at the ground. They might dig into a gas line while clearing trees. They might tear a water line with heavy machinery. A surveyor marks these areas before work starts so operators know what areas to avoid completely.

Why a Surveyor Identifies Easements That Limit What You Can Clear

An easement is a right that someone else has to use part of your land for a specific purpose. Utility companies have easements to access and repair their lines. Government agencies might have drainage or access easements. Neighboring property owners might have easement rights to cross your land.

What a Surveyor Reveals About Easement Restrictions

These easements come with rules about what you can do on them. You cannot build permanent structures in many easement areas. You might be restricted from clearing certain trees. You cannot excavate deeply in some easement zones. A surveyor finds these easements and marks them so you know where you have limits.

Without knowing about easements, you might clear land and later discover you violated the easement terms. This creates liability and forces expensive remediation. A surveyor identifies these restrictions before you make clearing decisions.

How a Surveyor Protects Drainage Patterns and Prevents Flooding

Trees and vegetation slow water runoff and hold soil in place. Clearing trees changes how water moves across the land. It can create erosion problems and unexpected flooding downhill. A surveyor studies the land elevation and identifies drainage paths before clearing starts.

The surveyor shows you where water naturally flows and where low spots collect water. This information helps you plan which trees to keep for erosion control. It shows you where removing trees might cause drainage problems for your property or for neighbors downstream.

Clearing hillsides without understanding drainage patterns leads to erosion that damages your property and neighboring properties. It can cause soil to wash away, taking topsoil and foundation support with it. A surveyor helps you clear in ways that protect drainage and prevent these problems.

Why a Surveyor Discovers Wetlands and Protected Environmental Areas

Wetlands and protected natural areas often hide under trees and brush on rural lots. These areas have environmental protection laws that limit what you can do. You cannot clear or drain many types of wetlands. Violating these regulations brings heavy fines and forced restoration.

How a Surveyor Identifies Environmental Restrictions

A surveyor researches environmental records and identifies protected areas on your property. They mark wetland boundaries so you know which areas cannot be cleared. They locate streams and seepage areas that might have protection status.

Homeowners who clear without checking sometimes destroy protected wetlands. Environmental agencies then force expensive restoration. A surveyor prevents these expensive mistakes by identifying protected areas before clearing starts.

How a Surveyor Helps You Plan Before Hiring Clearing Crews

Before you call a clearing contractor, you need to tell them what areas are off limits. A surveyor provides maps that show property boundaries, utility easements, protected areas, and drainage concerns. Contractors use these maps to plan their work safely and legally.

With information from a surveyor in hand, you can give contractors clear instructions about what to clear and what to avoid. Contractors know exactly where utilities sit so they can adjust their equipment placement. They understand which areas are protected so they do not damage them. This prevents costly rework and legal disputes.

A contractor working blind without survey information will guess about boundaries, utilities, and restrictions. Guessing leads to problems that cost far more than the original surveyor fee. A surveyor ensures contractors have accurate information before they arrive on site.