Do I need a survey to split my property?   Yes you do.  Since 1970 the State of Michigan has required a P.A. 132 certified  survey for any land splits.  The certified survey MUST be recorded at time of conveyance.

What is a Mortgage Survey?  A mortgage survey is usually required by lending institutions.  The mortgage survey is not a "real" certified survey.  The mortgage survey merely shows the approximate location of improvements on a property.  A mortgage survey should NEVER be used to build improvements or determine boundary lines. 

What documents will I need to order a survey estimate?  You will need a copy of your property legal description (found on deed).  Also, if splitting land, you will need a rough sketch depicting the proposed land splits.

How many splits am I allowed?  This is a simple question with a very complex answer.  The number of splits you are allowed is dictated by the local municipality (minimum lot size requirements) and the State of Michigan "Plat Act" (Public Act 288 of 1967 as amended - Land Division Act of 1996).  The number of allowable splits is based on the parent parcel age, parent parcel size, size of parent parcel "remainder", number of new drives created and any local restrictions.  We recommend consulting with a licensed land surveyor to insure proper compliance when splitting land.  Or your site may be better developed as a Site Condominium.There are many benefits to using this method of land division.    We recommend consulting with a licensed land surveyor or professional engineer to determine the best use of your property.

What is adverse possession?  Adverse possession is a means of acquiring title to property by possession for a statutory period of time under certain conditions.  If you are dealing with an adverse possession claim, contact a licensed surveyor.  The surveyor will map the adverse possession conditions and prepare a survey drawing.  Although unwritten title may transfer this does not mean that the title has been formalized.  Only the court can adjudicate actual boundary lines.  This drawing (below) shows examples of common encroachments and adverse possession scenarios. 

How big is one acre?  One acre is comprised of 43,560 square feet.  Therefore, one acre of land can be any configuration equaling 43,560 square feet (66'x660', 100'x435.6', 300'x145.2', 208.71'x208.71', etc...)

What is a Section of land?  The State of Michigan was originally surveyed into sections of land.  In theory, the sections were to be square and measure one mile along each side.  However, the original surveyors used steel chains and compasses to lay out the sections.  Therefore, every section is different (unique) and sections rarely measure one mile (5280').  Sections are broken into smaller quarter sections and quarters of quarter sections, etc...  See sketch below.

Why do land surveys cost so much?  Depending on the legal description, a surveyor may need to traverse around an entire section to mathematically calculate your boundary lines.  Your property may be small but most boundary lines are based on the exterior section lines (see sketch above).  This type of section survey work is very time consuming and requires intense survey calculations.  Also, existing terrain conditions may hinder survey efforts and raise cost.  Terrain conditions which hinder survey efforts include: woods, brush, tree rows, lakes, hills, ravines, streams and busy highways.  Another factor in determining survey cost is the survey drawing.  Some surveys do not require survey drawings.  Other surveys require very detailed accurate survey drawings.  To find out if your survey will require a drawing, please contact a licensed land surveyor.   

What is GPS?  GPS stands for Global Positioning Systems.  The Global Positioning System (GPS) is a worldwide radio-navigation system formed from a constellation of 24 satellites and their ground stations.  GPS uses these "man-made stars" as reference points to calculate accurate positions (latitude & longitude) on the Earth . In fact, with advanced forms of GPS surveyors can make measurements to millimeter accuracy!

How does GPS work?  The following five steps explain how GPS works:  

1. The basis of GPS is "triangulation" from satellites.
2. To "triangulate," a GPS receiver measures distance using the travel time of radio signals.
3. To measure travel time, GPS needs very accurate timing which it achieves with some tricks.
4. Along with distance, you need to know exactly where the satellites are in space. High orbits and careful monitoring are the secret.
5. Finally you must correct for any delays the signal experiences as it travels through the atmosphere.

If you did not find the answer to your question on this page, please contact Matthew Mokanyk.  Matthew will gladly discuss any survey questions you may have.

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