Welcome to Enterprise Land Surveying

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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.

Residential Land Survey Issues That Can Delay a Fence, Shed, or Addition

Posted on June 18, 2026 by j_keith

Residential land survey in a backyard showing property markers and measurements before building a fence, shed, or home addition.

Most homeowners don’t think about a survey until a project is already started. By then, the delay had already begun. A residential land survey done before construction can catch problems early. Missing corners, unclear lines, old records, and permit requirements can all stop a project. Finding these issues early is much easier than dealing with them after a contractor is already scheduled.

Missing Corner Markers Can Stop a Project Before It Starts

Corner markers show exactly where property lines meet. On older lots, those markers are often gone. Original iron pins or concrete posts set when the neighborhood was first built can get buried, paved over, or removed during yard work over the years.

When corners are missing, homeowners have no way to know exactly where their property lines are. Building a fence without confirmed corners means guessing. A fence built even a few inches onto a neighbor’s property creates a problem that costs time and money to fix. A residential land survey finds or replaces those corners so the project starts in the right spot.

Neighbor Disagreements About Property Lines Can Cause Delays

Disagreements between neighbors about where a boundary sits happen often. One homeowner thinks the line runs along an old fence. The neighbor has a different idea based on something a prior owner told them. Neither of those is a legal answer, and when one of them tries to build, the conflict shows up fast.

A residential land survey gives both sides something real to work from. It shows where the line is based on official records and field measurements. Starting a fence or addition without that information is a risk that often causes delays when a neighbor pushes back mid-construction.

Local Rules Can Limit Where a Structure Can Go

Local rules set minimum distances that structures must sit from property lines. These are called setbacks. A fence might be allowed close to the line, while a shed or addition needs to sit several feet back. Some homeowners associations have their own rules on top of local ones.

Without a current survey, homeowners don’t know exactly where their lines are. That makes it hard to confirm whether a planned structure meets the required distances. A survey gives the exact line locations needed to plan the project correctly. This helps avoid a permit rejection because the structure was placed too close to the line.

Old Property Records Can Point to the Wrong Location

Many residential lots have deeds and survey records that are very old. Some older records use reference points that no longer exist. A tree used as a corner marker may be gone. A road mentioned in the deed may have been moved years ago.

Relying on old records without checking them can send a project in the wrong direction. A homeowner who builds based on an old map may find out later that the information didn’t match current conditions. A current residential land survey checks what’s on the ground today against the recorded description. It finds any gaps before they become construction problems.

Missing Survey Documents Can Slow Down a Permit

Some permit applications require survey information before they move forward. A city or county building office may ask for a site plan that shows confirmed property lines. A homeowners association may need survey details before approving a new structure. Without a current survey, the application stalls while the homeowner tries to get one under time pressure.

Having a current residential land survey ready before submitting a permit saves time. It gives the reviewing office what it needs to process the application without sending it back. That can save weeks on a project that already has a contractor scheduled and materials ordered.

Frequently Asked Questions

What is a residential land survey?

A residential land survey shows where property lines and corners are located on a lot. It gives homeowners verified measurements based on field work and official records.

Why do I need a residential land survey before building a fence?

A survey confirms exactly where the property lines are so the fence gets built in the right place. Without it, there is no reliable way to know if the fence crosses into a neighbor’s property.

Can a residential land survey help with a shed or home addition?

Yes. A survey shows the exact property line locations needed to confirm that a planned shed or addition meets the required setback distances before construction starts.

Do I need a new residential land survey if I already have an old one?

Possibly. Older surveys may not reflect changes that have happened over time. A current survey gives accurate, verified information based on present conditions.

Can a residential land survey help settle a property line dispute?

Yes. A survey shows where the property lines are based on official records and field measurements. That gives neighbors a clear, factual answer to boundary questions.

Land Surveying Steps Buyers Should Take Before Closing on Rural Acreage

Posted on June 17, 2026 by j_keith

Land surveying on rural acreage with a surveyor measuring fence lines and property markers before closing.

Buying rural acreage is different from buying a house in a subdivision. The land is bigger, the boundaries are less obvious, and the details that matter most don’t show up in a listing. Land surveying gives buyers a clear picture of what they’re actually purchasing before the closing date arrives. Skipping it on rural property is one of the more expensive mistakes a buyer can make.

Check Property Lines Before You Buy

Rural properties often have long boundaries that run through wooded areas, across fields, or along creeks. Without a survey, buyers have no way to know exactly where those lines are. A listing may show a rough acreage number, but it won’t tell you where one owner’s land ends and the next one begins.

A land surveying professional places markers at the boundary corners and produces a map showing the exact lines. That information tells buyers what they’re getting and protects them if a neighbor ever questions where the property ends. On rural land especially, confirmed boundary lines are worth far more than assumptions.

Find Out if Anyone Else Has Rights to Use the Land

Owning land doesn’t always mean exclusive use of every part of it. Easements give other people or organizations legal rights to cross or use portions of a property. Utility companies may have the right to run power or gas lines through the land. A neighbor may have a recorded right to use a shared road that crosses the property. Access easements can affect where a buyer can build and what changes they can make.

A survey identifies these rights and shows where they sit on the property. Some easements are narrow and have little impact on everyday use. Others run through the most useful parts of the land and significantly affect future plans. Buyers deserve to know about all of them before closing, not after.

Make Sure Fences and Buildings Are in the Right Place

Rural properties often have fences, barns, sheds, storage buildings, and other structures. The important question is whether all of those features sit inside the property lines. Not every fence follows the actual boundary. Not every barn was placed with a survey in hand.

A land survey shows exactly where existing structures sit relative to the property lines. If a fence cuts inside the true boundary, the buyer may be getting less land than they think. If a barn sits partially outside the property line, it becomes a problem at closing or later when the buyer tries to sell. Finding these issues before closing gives buyers and sellers time to resolve them without pressure.

Confirm the Size and Features of the Property

An acreage number in a listing is a starting point. A survey gives buyers the verified measurement. On rural land, the difference between what a listing says and what a survey finds can sometimes be significant, especially on older parcels where the deed description hasn’t been checked against modern measurements in years.

Beyond the acreage, a survey can show features that affect how the land can be used. Creeks and drainage corridors affect where buildings can go. Wooded sections, open fields, and changes in terrain affect how the land performs for farming, hunting, or development. Knowing where those features sit on the property helps buyers plan realistically before they close.

Use Survey Results to Help With Closing

A completed survey is useful for more than just the buyer. Lenders often require a survey before approving financing on rural acreage. Title companies use survey information to confirm that the title is clear and that there are no boundary or encroachment issues that could affect the transaction. Having an accurate, current survey ready early in the process keeps things moving.

When survey results reveal an issue, addressing it before closing is far easier than addressing it after. A boundary discrepancy, an undisclosed easement, or a structure outside the property lines can all be worked through when there’s time and room to negotiate. Waiting until the last minute leaves buyers with fewer options and more pressure to accept terms they might otherwise question.

Frequently Asked Questions

Why is land surveying important before buying rural land?

A survey shows buyers where the property lines are, how much land they’re actually getting, and whether any easements or boundary issues could affect the property after closing.

Do I need a new land survey if the seller already has one?

Possibly. An older survey may not reflect recent changes to the property, new structures, or updated boundary information. A current survey gives buyers verified data based on present conditions.

Can land surveying show if there is a shared road or easement?

Yes. A survey identifies easements, shared access roads, and utility corridors that give other parties legal rights to use part of the property. Buyers should know about these before closing.

How long does land surveying take for rural acreage?

It depends on the size of the property and the terrain. Larger or heavily wooded tracts take more time to survey than smaller, open parcels. A surveying professional can give a time estimate based on the specific property.

Is land surveying worth it for vacant land?

Yes. Undeveloped land can still have boundary questions, easement issues, or structural encroachments from neighboring properties. A survey gives buyers the information they need to make a confident decision.

What an ALTA Land Survey Reveals That a Title Search Cannot

Posted on June 12, 2026 by j_keith

A title search and an ALTA Land Survey serve different purposes. One cannot replace the other. If you’re buying, selling, or financing commercial property, it’s important to know what each one does.

A title search reviews the property’s legal history through public records. It can uncover ownership records, easements, liens, and other legal issues tied to the property. An ALTA Land Survey focuses on the property itself. A surveyor visits the site to locate boundary lines, buildings, access points, and other physical features.

Together, a title search and an ALTA survey provide a more complete picture of a property before a real estate transaction closes.

What a Title Search Does

A title search is a review of public records. A title company or attorney looks through past property transfers to make sure ownership is clear and to find any legal issues connected to the property.

A title search may uncover unpaid taxes, liens, deed restrictions, ownership disputes, and recorded easements. This information is important because it helps buyers and lenders understand potential risks before closing.

However, a title search only looks at documents. It does not confirm what exists on the property today. If a fence was moved years ago or a utility line was installed without being properly recorded, those issues may not appear in public records.

What an ALTA Land Survey Does

An ALTA Land Survey involves fieldwork. A licensed surveyor visits the property to measure and document conditions on the ground. The survey identifies property boundaries, buildings, improvements, access points, and other features that could affect ownership or use of the property.

This process helps uncover issues that public records may miss. For example, a building may cross a property line, a driveway may be shared with a neighboring property, or a structure may be too close to a boundary line. These problems may not appear in legal documents, but they can still create challenges for property owners.

ALTA surveys follow national standards created by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These standards help ensure surveys are accurate and consistent across the country.

Physical Issues a Survey Can Find

Some property issues can only be found by visiting the site.

One common problem is encroachment. This happens when a fence, building, or other structure crosses a property line. Even if it has existed for years, it can still create legal concerns.

Shared driveways are another example. Two neighboring properties may use the same driveway, but the arrangement may not be clearly documented. A survey helps identify these situations before a sale is completed.

Utility lines can also create issues. Power, water, gas, and communication lines often cross private property. Some have recorded easements, while others may not. A survey helps show where these features are located.

How an ALTA Survey Works With a Title Search

A title commitment lists legal matters that may affect the property, such as easements, restrictions, and rights of way. An ALTA survey helps show where those items are located on the property.

For example, a title commitment may mention a utility easement. The survey can help determine where that easement is located and whether it affects buildings, access, or future development plans.

This is one reason lenders often require ALTA surveys for commercial real estate transactions. The survey helps identify risks that may not be clear from public records alone.

Frequently Asked Questions

What can an ALTA Land Survey reveal that a title search cannot?

An ALTA Land Survey shows physical conditions on the property that may not appear in public records. This can include buildings or fences crossing property lines, shared driveways, utility features, and other site conditions that could affect ownership or property use.

Does a title search verify property boundary lines?

No. A title search reviews legal records and ownership history, but it does not confirm where boundary lines are located on the ground. A licensed surveyor must perform a survey to determine property boundaries.

Can an ALTA survey find unrecorded easements?

Sometimes. A surveyor may find signs of utility lines, access routes, or long-term property use that suggest an easement exists. While the survey does not create or prove an easement, it can help identify issues that need further review.

Why do lenders require an ALTA survey for commercial transactions?

Many lenders require an ALTA survey because it helps identify boundary issues, access concerns, and other property conditions that may affect the property’s value or use. It also helps title companies provide broader insurance coverage.

Can a title search replace an ALTA Land Survey?

No. A title search reviews legal records, while an ALTA Land Survey documents physical conditions on the property. Both provide important information and are often used together in commercial real estate transactions.