1. Common Surveys Used For Commercial Real Estate Transactions
Presented By: Josh Breedlove, P.L.S.
Senior Project Manager
Flatirons, Inc.

2. Common Types of Survey Improvement Location Certificate (ILC)
Monumented Land Surveys
Land Survey Plat (LSP)
Improvement Survey Plat (ISP)
ALTA/NSPS Land Title Survey

3. Improvement Location Certificate
Primarily used for residential transactions
Used by mortgage and title companies to limit financial exposure
Commercial uses:
When a prior survey had been performed and verification is needed
On smaller commercial properties
Decision ultimately up to title company

4. What is an ILC?
Depicts the location of permanent improvements in relation to deeded property lines
Location of parcel boundary based on found survey monuments and occupation lines
Dimensions from structures to boundary lines in a “more or less” type of format
Shows easement locations from documents provided to the surveyor
Indicates possible areas of concern

5. Not included in an ILC An ILC is not an official boundary survey
Deeded boundary locations are approximate
Property corners will not be set
Should not be relied upon for the exact location of a property boundary
Not for the establishment of a fence
Not to be relied upon for site design or engineering

6. Land Survey Plat (LSP)
Sole purpose is to determine property boundary location
Commonly used for establishment of a fence
Most basic survey for property disputes
Can survey only a portion of the property
Monumented Land Survey
Property corners will be found or replaced
Plat will be filed with the county

7. Improvement Survey Plat (ISP)
Includes all aspects of a Land Survey Plat
Shows location of all permanent improvements on the property
Depicts visible encroachments into easements or across property lines
Surface evidence of underground utilities
Design features, such as underground utilities and site topography, can be added

8. Common Uses of an ISP
When potential encumbrances or conflicting boundary evidence are shown on an ILC
Used for a variety of development purposes
Used be architects and engineers to aid in their site design
Often required by municipalities for issuance of a building permit
Needed for zone lot amendments, and as a precursor to plats used for subdividing land

9. ALTA/NSPS Land Title Survey
Based on a minimum set of standards prepared and adopted by the American Land Title Association and the National Society of Professional Surveyors
Standards updated February 23, 2016
Nationally recognized set of standards
Per Colorado State Statute, ALTA must meet minimum standards of a Land Survey Plat

10. ALTA/NSPS Land Title Survey
Most commonly used survey for Commercial Real Estate transactions
Must include:
On-site fieldwork
Preparation of a map or plat showing results of fieldwork
Additional information per requested Table A items
Certification as defined in minimum standards, except as required by state law

11. ALTA/NSPS Land Title Survey
Includes a review of the title commitment provided by the client.
Surveyor verifies the legal description shown in the title commitment (Schedule A)
The locations and affect of the exceptions (Schedule B2) on the property
Necessary to provide surveyor with a recent title commitment and accompanying recorded documents

12. Table A Item 1: Monuments Item 2: Address of surveyed property
Set all major corners, unless already marked
Required on all ALTA surveys in Colorado
Item 2: Address of surveyed property
As listed in documents provided to or obtained by surveyor
Or as observed during fieldwork

13. Table A Item 3: Flood zone classification Item 4: Gross land area
Location as scaled from FIRM or local maps
Item 4: Gross land area
Based on “as-measured” property boundary
Other areas can be requested

14. Table A Item 5: Vertical relief (topography)
Typically based on field survey data
Aerial mapping
LIDAR
Contour interval, datum and benchmark elevations must be included on survey
Expensive

15. Table A
Item 6: Zoning
Zoning report or letter must be supplied to the surveyor
Item 6(a): List of zoning classification and requirements
Item 6(b): Graphically depict location of building setback requirements

16. Table A Item 7: Building Information Item 8: Substantial Site Features
Item 7(a): Exterior dimensions of building at ground level
Item 7(b): Square footage
1) Building at ground level
2) Other specified areas
Item 7(c): Measured height of building
Item 8: Substantial Site Features
In addition to those required in Section 5 of minimum standard requirements

17. Table A Item 9: Parking Item 10: Division or Party Walls
Clearly identifiable spaces
Striping shown on surface areas
Item 10: Division or Party Walls
a) As designated by client, location of certain division or party walls
b) As designated by client, are certain walls plumb

18. Table A Item 11: Utilities
Locations of utilities on or serving the property determined by:
Observed evidence
Plans requested by surveyor
Markings requested by surveyor
Excavation only truly accurate way of establishing utility locations

19. Table A Item 12: Government agency requirements (HUD, BLM)
Item 13: Names of adjoining land owners
Item 14: Distance to nearest intersecting street

20. Table A
Item 15: Alternate tools and technologies for determining location of features
Rectified Orthophotography
Photogrammetric Mapping
Remote Sensing
Laser Scanning

21. Table A
Item 16: Recent earth moving work, building construction, or building additions
Item 17: Proposed changes in street right of way lines
If information is made available by jurisdiction
Observed evidence of street construction

22. Table A Item 18: Wetlands Item 19: Offsite easements
Will only locate observed delineation markers
Item 19: Offsite easements
Client to obtain permissions
Item 20: Professional liability insurance
Client designates amount
Only in effect throughout the contract term

23. Questions??? Josh Breedlove, P.L.S. Flatirons, Inc.
3660 Downing Street, Unit E
Denver, CO 80205
Phone: