Welcome to Mobile Land Surveying

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Welcome to the MobileLandSurveying.com (T Brandon Bailey, PLS) website. This site is intended to provide you with information on Land Surveying in the Mobile, AL, and Mobile County area of Alabama. If you’re looking for a Mobile Land Surveyor, you’ve come to the right site.

If you’d rather talk to someone about your land surveying needs, please call (251) 281-2081 today or better yet send us a contact form request. 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:

  1. I need to know where my property corners or property lines are. (Boundary Survey)
  2. I have a loan closing or re-finance coming up on my home in a subdivision. (Lot Survey)
  3. I need a map of my property with contour lines to show elevation differences for my architect or engineer. (Topo Survey)
  4. 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)
  5. I’m purchasing a lot/house in a recorded subdivision. (Lot Survey – See Boundary Survey)
  6. I’m purchasing a larger tract of land, acreage, that hasn’t been subdivided in the past. (Boundary Survey)
  7. I need to get some location and grades set on a construction project. (Construction Survey)
  8. I need a survey of a commercial or multi-family site that meets the ALTA Land Title Survey requirements. (ALTA Survey)

If your needs don’t fall into one of the above, don’t worry, we’ll get to the bottom of it.  CALL Brandon Bailey, PLS TODAY at (251) 281-2081 or better yet send us a contact form request to discuss your survey needs.

mobile land surveying

Boundary Survey Problems and How They Get Fixed Before Closing

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Boundary survey in progress showing a surveyor verifying a residential property line near a fence before a real estate closing.

A boundary survey almost never comes back perfectly clean. Something usually turns up. A neighbor’s fence sits two feet inside the line. A driveway clips the corner. A shed straddles a setback nobody knew about. Buyers see the drawing, panic a little and assume the deal is dead.

It usually isn’t. Most survey findings get resolved, and the fixes follow a short list of well-worn paths. Knowing that list ahead of time keeps the closing on schedule.

What happens when the survey shows an encroachment?

An encroachment means something is sitting where it shouldn’t. A fence, a wall, a garage, a driveway or even a tree can cross a line. The surveyor draws it and notes it. Then the closing team decides what to do.

Four fixes come up again and again:

  • The seller moves the object before closing. Cleanest option, and the most common one for small items like a fence or a shed.
  • The neighbors sign a boundary line agreement. Both owners agree on where the line sits and record the document. This works well when the encroachment is old and neither side wants a fight.
  • The seller grants an easement. The structure stays put, and the paperwork gives it a legal right to be there.
  • The buyer accepts it. Sometimes a two-inch overhang just isn’t worth fixing, and the buyer signs off.

A fifth path exists for the ugly cases. The buyer walks. That happens when the encroachment eats a big chunk of the usable land, blocks the buyer’s plans or points to a real ownership fight.

Talk to your attorney before picking one. These are legal decisions, not survey decisions.

Why does the title company care about the survey?

Title insurance and the survey are tied together, and buyers rarely learn this until closing week.

Look at your title commitment. Almost every one includes a survey exception, meaning the policy won’t cover any problem a survey would have caught. Boundary disputes, encroachments and easements you can see on the ground all fall outside the coverage.

Deliver an acceptable survey and the title company can remove that exception. Now your policy actually covers boundary problems. Skip the survey and the exception stays, so you’re buying insurance with a hole in it exactly where the risk lives.

That’s the real reason lenders demand a survey on commercial deals and many residential ones. They want the coverage, not the drawing.

What does the surveyor’s certification actually mean?

The certification block sits in the corner of the drawing, and most buyers skim right past it. It names the people who can rely on the survey.

If the certification names the seller and their old lender from 2011, it doesn’t cover you. Your title company can refuse it. Your lender can refuse it. A survey certified to somebody else is a picture, not a document you can lean on.

So when a seller hands over an existing survey, check two things before you get excited. First, who is it certified to. Second, when was the fieldwork done. A survey certified to the right parties and reflecting current conditions can save you time and money. Anything else usually means ordering a new one.

How do you read the drawing without missing something?

A property survey map holds more information than people realize, and the important parts are easy to overlook.

Start with the boundary itself. Compare the lines and distances on the drawing against the legal description in your contract. They should match. When they don’t, ask why, because a mismatch can mean the deed describes different land than the one you’re buying.

Then look at the surveyor’s notes. These live in the margins and they carry real weight. A note might say a monument was not found, or that a fence line differs from the record line, or that a portion of the property sits in a flood zone. Nobody bolds these. You have to read them.

Finally, check what’s near the line. Structures, driveways, retaining walls, utility poles and worn paths across the grass all matter. A dirt path might mean a neighbor has been crossing your land for years, and long use can create legal claims in many states.

Who needs to see the survey before closing?

More people than most buyers expect, and each one is looking for something different.

Your title company compares the survey against the recorded easements and exceptions in the commitment. That comparison generates any survey-related objections, and those objections have a deadline.

Your lender checks whether the survey meets their requirements and whether anything on it threatens the value of their collateral.

Your attorney reads the notes, the certification and any encroachment for legal exposure.

And you should read it too. You know your plans for the property. Nobody else in the room knows that you intend to build a pool right where an easement runs.

Get it circulated the day it arrives. A survey that sits in an inbox for a week is a survey that’s about to blow up your timeline.

Frequently Asked Questions

Can a survey problem actually kill a deal?

It can, but that’s the exception rather than the rule. Small encroachments get fixed, waived or documented, and most closings absorb them without much drama. Deals fall apart when the finding is large, when it destroys the buyer’s plan for the property, or when a neighbor disputes ownership and nobody wants to litigate it.

What is a survey exception on a title commitment?

It’s a line in the policy saying the title company won’t cover problems a survey would have revealed. Encroachments, boundary conflicts and visible easements sit outside your coverage while that exception stands. Providing an acceptable survey usually lets the company delete it, which is a large part of the survey’s value.

Can I use the survey the seller already has?

Sometimes. Check who it’s certified to and how old the fieldwork is. A survey certified to a previous owner and their lender gives you no legal standing, and conditions on the property may have changed since. Your title company decides whether it’s acceptable, so send it over early and ask.

What if a neighbor disagrees with the survey?

The surveyor locates the boundary based on records and evidence, but a surveyor can’t resolve an ownership dispute. That belongs to the attorneys and, if it goes far enough, the courts. A boundary line agreement signed by both owners settles many of these without anyone going near a courthouse.

Should I read the notes on the survey?

Yes, and read them carefully. The notes tell you what the surveyor found, what they couldn’t find and what didn’t match. A missing monument, a fence off the line or a flood zone boundary will appear there and nowhere else on the drawing.

LiDAR Mapping for Developers Planning Around Wetlands and Low Areas

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LiDAR Mapping showing wetlands and low areas on a development site, helping developers identify elevation changes, water flow, and suitable building locations.

Developers need to know where water sits on their land before they build. LiDAR mapping uses lasers to measure the ground and find wet areas and low spots. This helps developers understand where they can and cannot build. Wetlands and low areas have special rules that protect the environment. LiDAR mapping finds these areas so developers can plan projects that work with the land instead of fighting it. Understanding how LiDAR finds water and wet ground helps developers make smart choices.

See Wetlands That Are Hard to Find on the Ground

Wetlands are areas where water sits or flows slowly. They look different at different times of year. In dry months, wetlands might not look wet. In wet months, they fill with water. A developer walking the property might miss wetlands completely. LiDAR mapping finds them no matter the season.

LiDAR sends laser beams down from drones flying overhead. The laser bounces off everything it hits. Trees, grass, ground, and water all reflect the laser differently. LiDAR measures how long the laser takes to bounce back. This tells the system how high or low the ground is. Dense vegetation and standing water show up clearly on LiDAR maps.

LiDAR also sees through trees to measure the ground below. In forests with heavy tree cover, you can’t see the ground from the air in regular photos. But LiDAR lasers go through leaves and branches. They show where wet areas hide under trees. This matters because many wetlands grow in forested areas where regular surveys miss them.

A developer can look at a LiDAR image and see exactly where the wet ground is. Areas that stay wet show different colors on the map. Dense trees that hide water underneath appear in the data. Developers know instantly where to avoid building.

Find Water That Collects in Low Spots

Water always flows downhill. It collects in the lowest areas of the property. During heavy rains, water that would normally soak into soil collects in these low spots instead. LiDAR shows exactly where these low spots sit.

LiDAR measures elevation, which is how high or low the ground is. On flat properties, small elevation changes matter. A difference of just one or two feet creates a low spot where water collects. LiDAR is precise enough to find these small differences. Regular ground surveys sometimes miss them.

Engineers use LiDAR data to trace where water flows. They start at the highest point and follow the slope downhill. They can see exactly where water wants to go. They can predict which low areas will fill with water during rain.

Low areas that fill with water affect building. If a low spot sits under a planned building, water can collect there. This creates flooded basements or wet foundations. If a low spot sits near a building, water might flow toward it. LiDAR shows all these problems before construction starts.

A developer who understands the low spots can change their building plan. They might move a building to higher ground. They might add drainage pipes to move water away. They might decide the low area should stay as a pond or water feature. LiDAR makes all these decisions possible.

Understand Rules About Building in Wetlands

Wetlands are protected by law. The government has strict rules about building in or near wetlands. Developers must know where wetlands sit before they can plan legally. Breaking wetland rules brings heavy fines and project delays.

Rules say you usually cannot build wetlands at all. You must also stay a certain distance from wetlands. This distance varies by state and local rules. Some areas require 50 feet. Some require 100 feet or more. The distance creates a buffer zone where you also cannot build.

LiDAR finds wetlands so developers know exactly where these buffer zones sit. A developer can see the wetland boundary and measure how far they must stay away. They can then decide where they can legally build on their property.

Wetland rules also limit how much you can change the ground. You cannot fill in wetlands. You cannot drain them. You cannot build dams or change water flow without permits. LiDAR data helps developers understand whether their project needs special permits.

See Why Ground Surveys Miss Wetlands

Walking the property to find wetlands sounds simple but it doesn’t work well. Wetlands change with weather and seasons. A wetland might look dry in August but be full of water in March. A surveyor visiting once might miss it completely.

Also, wetlands often grow in difficult places. They sit in thick brush or dense trees. A surveyor might not want to walk into these areas. They might miss the wetland simply because they didn’t go there.

LiDAR surveys the entire property at once. It doesn’t matter what the weather was when the survey happened. The LiDAR data shows the ground itself. It shows vegetation patterns that indicate water. It shows all low areas where water can collect.

LiDAR also creates a permanent record. You can review it months or years later. You can zoom in on specific areas. You can share it with engineers and permitting offices. A ground walk happens once and you only have field notes.

Plan Building Sites Away From Wet Areas

Smart developers use LiDAR data to pick the best building sites. They look at the LiDAR map and identify the highest, driest areas. They avoid low spots and wetlands completely. This keeps their project on schedule and within budget.

LiDAR shows areas that rarely or never have standing water. Developers build on these dry areas. They leave low areas and wetlands alone. Nature gets protected and the project succeeds.

Developers can also plan other uses for wet areas. A low spot becomes a pond for stormwater. A wetland area becomes a nature preserve. These features often add value to a property and satisfy environmental rules at the same time.

Using LiDAR to plan around wetlands from the start saves months of delays. No surprises. No unexpected wetland discoveries during construction. No expensive redesigns. No fights with environmental agencies.

Frequently Asked Questions

What is LiDAR mapping used for in wetland planning?

LiDAR uses laser measurements to find wet areas, low spots, and vegetation patterns that show where water sits on the property. Developers use this information to plan building sites that avoid wetlands and stay legal.

Can LiDAR find wetlands hiding under trees?

Yes. LiDAR lasers go through tree leaves and branches to measure the ground below. This helps find wetlands that hide in forests and thick vegetation where regular surveys cannot see them.

Why do ground surveys miss wetlands?

Walking a property works poorly because wetlands change with seasons and weather. Surveyors might visit when the wetland looks dry. Wetlands also grow in difficult places that are hard to reach on foot.

Does LiDAR show water boundaries exactly?

LiDAR shows elevation and vegetation very precisely. This lets engineers and planners identify where water sits and where buffers must be. However, official wetland boundaries often require additional study by environmental experts.

When should a developer get LiDAR mapping?

Get LiDAR mapping early in your planning. It shows you where to build and where to avoid before you spend money on design work or permits. This saves time and money on your whole project.

Surveying Companies for Commercial Sites Near Port Growth Areas

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Surveying Companies measuring a commercial site near a port growth area, with surveyors mapping property boundaries, truck access routes, and utilities for future development.

Developers need good information before they buy land. Surveying companies measure land and find out what you can use. They help developers pick smart locations for warehouses and stores. In port areas that are growing, good surveying companies stop costly problems. Picking the right surveying company makes projects work well.

Help Pick the Right Commercial Site

Before buying commercial land, developers need to know if it works. A surveying company measures the property and shows exactly what it is. This stops surprises after you spend money.

Surveyors measure property boundaries very carefully. They find where the land is highest and lowest. They locate buildings, fences, and poles that are already there. They find what rights and rules are tied to the property. Some land has easements. These are rules that let other people use your land for certain things. A surveying company finds all of these before you buy.

Good choices depend on good information. Surveyors give developers clear maps and facts. This helps them decide if a property works for their needs. It gives them facts to use when making offers to buy. If the land is smaller or has more rules than the listing says, the developer knows before spending money.

Check Roads and Truck Access

Commercial sites near ports need good truck access. Surveying companies measure road widths and heights. They show if heavy trucks can reach the property safely. This is very important for warehouses and factories.

Surveyors measure the driveway to the loading area. They find sharp corners and tight spots that block big trucks. They check bridge heights and overhead wires. They look for flooded areas and narrow passages. They also check if roads can handle heavy traffic.

Truck access matters a lot for warehouses. If trucks can’t fit, the property won’t work for your business. A surveying company’s maps show this before you buy the land. They also check if there’s one way in or multiple ways. Multiple ways are better because you have backup routes if one closes. In port areas, developers need to move big loads often. Good surveys help plan loading schedules and truck routes.

Find Easements and Utility Areas

Power lines, water pipes, and drains don’t belong to you. They belong to utility companies and the city government. Surveyors find these and show where you can build your structures.

Surveyors search public records for easements. An easement is a right that lets someone else use your land. They find where utility companies have rights to dig and work. They look for drainage easements that need to stay clear of buildings. They use special tools to find buried pipes without breaking them. This is important because you don’t want to hit a pipe when you dig.

This matters because utilities often cut across properties in different ways. A developer might find that a sewer line crosses exactly where they want to put a loading dock. The surveying company shows this before design starts. This saves a lot of time and money. Without this knowledge, you waste money on designs that won’t work.

Easements also lower property value. A big easement means you can’t use much of your land. A surveying company’s map shows exactly how much land you can actually use for building.

Give Engineers the Land Data They Need

Engineers who design parking lots need good land data to start their work. Surveying companies give them data they can use in computer design software. This makes design faster and stops expensive mistakes.

Surveyors measure how high or low the land is across the whole property. This shows where water drains naturally during rain. It helps engineers plan parking so water doesn’t pool in bad spots. They also locate trees, rocks, and buildings that are nearby. They show engineers where setbacks have to be. Setbacks are rules that say you must stay a certain distance from the property line.

Engineers trust surveying data because it directly affects building. Wrong elevation numbers mean flooded parking lots after rain. Wrong building spots mean breaking zoning rules and laws. Missed utilities mean crews hit pipes during digging. All this information helps engineers design properties that really work for business.

Choose the Right Surveying Company

Many surveying companies exist in most areas. Not all of them know commercial work well. Look for companies that have done similar projects before.

Commercial surveying companies know large properties and complex rules. Developers should ask about local experience. Local knowledge helps because every area has different patterns. Companies should know what local agencies require from developers.

Good communication matters a lot when working with surveyors. A good surveying company explains things clearly in simple words. Developers should ask for references from other clients who used them. References show if the company was on time and understood the work needed.

Price matters but it’s not everything to consider. A cheap survey that misses important things costs more in delays and fixes later. A good company’s higher price often saves money by stopping big problems before they start.

Frequently Asked Questions

What do surveying companies do for commercial land?

They measure property boundaries carefully. They show property lines, land height, utilities, easements, and features. They research what rules apply to the property.

Why does surveying matter near port growth areas?

Ports attract many building projects. Good surveys make sure projects start with correct information. This stops big problems during building work.

When should I call a surveying company?

Call before you buy land. Call before engineers start design work. Call before you apply for permits. Early surveying stops wasted time and money.

Can a survey help with truck access planning?

Yes. A survey shows road widths, bridge heights, driveway slopes, and tight corners. This data helps plan where trucks can go safely.

What should I look for in surveying companies?

Look for companies with commercial experience. Ask for clear maps and good communication. Ask for local knowledge of the area. Get references from other developers.

Frequently Asked Questions

What do surveying companies do for commercial land?

Surveying companies measure property boundaries and show property lines, land elevation, utilities, easements, and site features. They research restrictions and document everything in maps and reports that developers and engineers can use.

Why is surveying important near port growth areas?

Port areas attract development and bring commercial projects. Good surveys ensure projects start with correct information about truck access, utilities, and land restrictions. This prevents costly problems during construction.

When should I call a surveying company?

Call before you buy land, before engineers start design work, or before you apply for permits. Early surveying prevents wasted time on properties that won’t work or designs that violate regulations.

Can a survey help with truck access planning?

Yes. A survey shows road widths, bridge clearances, driveway slopes, and curves that affect truck movement. This data helps plan loading areas and delivery routes.

What should I look for in surveying companies?

Look for commercial experience, clear maps and reports, fast communication, local knowledge, and references from other developers. Ask about experience with projects similar to yours.