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:
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)
I need to get some location and grades set on a construction project. (Construction Survey)
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.
If you are planning to build, the first document your project needs is a topographic survey. Not a floor plan. Not a permit. A topo survey. It is the map that tells you and your builder what the land actually looks like before anything is designed or constructed. In a city with 67 inches of rain per year and significant coastal flood risk, getting this step right can save you thousands of dollars and a lot of headaches.
What Is a Topographic Survey?
A topographic survey is a detailed map of your land that shows its shape, elevation, and physical features. It uses contour lines and spot elevations to show where the ground rises, where it drops, and how water moves across the surface.
Think of it as a 3D picture of your property drawn on paper. A standard boundary survey tells you where your lot lines are. A topographic survey goes further. It shows what the land inside those lines actually looks like: its hills, its low spots, its drainage paths, and its relationship to neighboring properties.
Surveyors use GPS equipment, total stations, and sometimes drones to measure elevation at dozens or hundreds of points across your property. Those measurements are turned into a map that architects, engineers, and contractors use to design your project safely and correctly.
What Does a Topographic Survey Include?
A topographic survey includes contour lines, spot elevations, natural features like trees and drainage channels, and man-made features like fences and driveways. All elevations are tied to a national benchmark standard so they can be compared directly to FEMA flood maps.
Contour lines. Lines that connect points of equal elevation. Lines that are close together mean a steep slope. Lines that are far apart mean flat ground.
Spot elevations. Exact elevation readings at key points such as lot corners, driveways, and low areas.
Natural features. Trees, ditches, swales, and waterways that affect how rain drains off the property.
Man-made features. Existing buildings, fences, driveways, and utility lines.
Benchmark elevation. A reference point tied to NAVD 88, the same standard FEMA uses for its flood insurance maps.
When Do You Need a Topographic Survey?
You may need a topographic survey before building a new structure, adding a major addition, designing a drainage system, applying for a building permit, or checking your property’s FEMA flood zone status.
A topo survey is especially useful if you are:
Building a new home or commercial building on a vacant lot
Adding a pool, garage, or large addition to an existing property
Planning a landscaping or drainage improvement project
Applying for a building permit
Trying to understand your flood zone or challenge a FEMA flood map designation
Buying land and want to understand the property before making a purchase
Why Topographic Surveys Matter More in Mobile Than Most Cities
Mobile gets around 67 inches of rain per year, making it one of the wettest cities in the United States. The city sits near Mobile Bay and is surrounded by low-lying coastal land. A 2026 study published in Science Advances by researchers at the University of Alabama specifically named Mobile as one of the Gulf Coast cities where residents face significant flood risk.
Elevation is not just a technical detail here. It directly affects your flood insurance premiums, your ability to get a mortgage, and the long-term safety of your home. According to FEMA, about 25% of all National Flood Insurance Program claims come from properties outside officially designated high-risk flood zones. That means even if your neighbor has never flooded, your specific elevation could still put you at risk.
Topo Surveys and FEMA Flood Maps: How They Connect
FEMA’s Flood Insurance Rate Maps use elevation data to assign flood zones. If your finished floor elevation is below the Base Flood Elevation (BFE) for your area, your insurance premiums will be significantly higher. A topographic survey tied to NAVD 88 gives your surveyor the data needed to complete a FEMA Elevation Certificate. In some cases, it also supports a Letter of Map Amendment (LOMA), which can remove your property from a flood zone entirely and lower your insurance costs.
How Much Does a Topographic Survey Cost?
A residential topographic survey typically costs between $1,500 and $4,000. The price depends on lot size, terrain difficulty, contour interval required, and the type of deliverable your engineer or architect needs.
Key factors that affect cost:
Lot size. Larger properties take more time to survey.
Terrain. Wooded, marshy, or uneven land takes longer to work through in the field.
Contour interval. A 1-foot interval requires more measurements than a 2-foot interval.
Deliverable format. A full CAD file or digital terrain model costs more than a standard paper map.
For comparison, fixing a drainage problem after construction is already complete can cost $10,000 to $30,000 or more. A topo survey at the start is a small investment that prevents very large surprises.
Start Your Build the Right Way
In Mobile, the ground has a story. Before you build, buy, or renovate, a topographic survey makes sure you understand it. It protects your investment, informs your design, and can save you from expensive problems that are hard to fix once construction has started.
Frequently Asked Questions
How long does a topographic survey take?
Most residential topographic surveys are completed within one to two weeks from the time of scheduling. Larger or more complex properties may take a little longer depending on terrain and weather.
Is a topographic survey the same as a boundary survey?
No. A boundary survey shows your property lines. A topographic survey shows the shape and elevation of the land inside those lines. Many construction projects require both, and a licensed surveyor can often complete them together.
Do I need a topographic survey to get a FEMA Elevation Certificate?
Yes. A FEMA Elevation Certificate requires precise elevation data from a licensed surveyor. That data is the same information collected during a topographic survey. Your surveyor can often complete both at the same time, which saves you time and money.
Many homeowners contact surveying companies after problems appear, not before. They pick a fence style, hire a contractor, and expect the project to move quickly.
Then the issues start.
A neighbor questions the fence location. A utility company flags the area. Worse, part of the fence ends up outside the property line.
That happens more often than people think.
In Mobile, many properties have older lot records, hidden survey markers, and uneven property lines. Because of that, homeowners often call surveying companies before fence construction starts. A survey helps confirm where the fence can legally go before money gets spent.
Why Should You Call Surveying Companies Before Building a Fence?
Surveying companies help confirm where your property lines are before fence work starts. They check records, markers, easements, and site conditions so your fence does not cross into a neighbor’s land or block utility access. This helps homeowners avoid removal costs, disputes, and delays.
Why Fence Projects Often Turn Into Property Disputes
Many homeowners believe the edge of the yard shows the real property line.
That is not always true.
Sometimes an older fence sits in the wrong spot. Other times, neighbors guessed where the line should be years ago. Over time, those guesses turn into expensive problems.
Trees, bushes, and landscaping also hide property corners. In some neighborhoods, original markers disappeared because of storms, erosion, or construction work.
As a result, homeowners may build a new fence in the wrong place without realizing it.
Later, the fence may need to come down. That creates stress, extra costs, and neighbor disputes that could have been avoided early.
What Do Surveying Companies Check Before Fence Installation?
Before fence installation, surveying companies check boundary lines, easements, encroachments, visible property markers, and possible site restrictions. They compare legal records with real conditions on the property. This gives homeowners and fence contractors clear information before posts go into the ground.
Property Boundary Lines
The biggest part of the survey involves locating the true property boundaries.
Surveyors measure the land carefully and search for existing markers. They also compare deed information with the actual site.
This step matters because property lines rarely match what homeowners assume.
A yard may look wide open, yet the legal boundary could sit several feet away from where someone expects. That small difference can completely change fence placement.
Easements
Surveying companies also check for easements.
An easement gives another party legal access to part of the property. Utility companies often hold easements for:
power lines
drainage systems
underground pipes
access areas
Homeowners sometimes build fences across those areas without knowing it.
Later, utility crews may remove part of the fence to reach the equipment. That surprises many property owners.
Because of this, surveying companies help identify restricted areas before construction starts.
Encroachments
Next, surveyors look for encroachments.
An encroachment happens when a structure crosses a property boundary. This may involve:
sheds
driveways
older fences
retaining walls
patios
Even a small overlap can create legal problems later.
For example, a new fence may accidentally connect to a neighbor’s misplaced structure. That mistake can quickly turn into a property dispute.
Setback and Fence Rules
Surveying companies may also help homeowners understand local fence placement concerns.
In Mobile, fence height, placement, and visibility rules can vary depending on the property location and zoning district. Some street-facing fences may have additional restrictions.
Because of that, homeowners should confirm local fence requirements before construction begins.
A survey helps connect those rules to the actual property lines on the ground.
Why Are Mobile Properties Harder to Check?
Mobile properties can create extra challenges during fence planning.
Many neighborhoods contain older homes with records that changed over time. Some lots also have irregular shapes that confuse homeowners.
In addition, heavy rain and coastal weather affect the ground itself. Over the years, erosion and drainage changes may shift visible property features.
Thick vegetation creates another problem. In some yards, bushes and trees completely hide survey markers.
As a result, homeowners often rely on guesses instead of verified measurements.
That creates risk before fence construction even begins.
Common Mistakes Homeowners Make Before Building a Fence
Fence problems usually start with small assumptions.
Unfortunately, those assumptions often cost money later.
Assuming the Existing Fence Is Correct
Many people think the old fence shows the correct property line.
That is not always true.
A previous owner may have installed the fence without a survey. In some cases, contractors placed fences based only on rough measurements.
If the old fence sits incorrectly, copying that same location creates the same mistake again.
Using Online Maps as Proof
Some homeowners check satellite maps online and assume the lines look accurate.
However, online maps do not provide legal boundary information.
The image may appear close, yet the actual property line could differ by several feet.
That gap matters during fence construction.
Skipping the Survey to Save Money
Some property owners avoid surveys because they want to lower project costs.
At first, that seems reasonable.
However, fixing a bad fence location usually costs far more than the survey itself.
Fence removal, legal disputes, and reconstruction quickly become expensive.
Because of that, many homeowners choose to verify the property lines first.
When Should You Contact a Surveying Company?
You should contact a surveying company before building a fence if property markers are missing, the fence will sit near the property line, a neighbor questions the boundary, or utilities run nearby. A survey is also helpful after buying a home or replacing an old fence.
You should also contact surveying companies if:
no property markers are visible
the fence will sit near the property edge
an older fence already looks uneven
utilities or drainage areas exist nearby
you recently purchased the property
These situations increase the chance of mistakes during installation.
What Happens During a Fence Survey?
The process usually starts with a site visit.
Surveyors inspect the property, review records, and take measurements. They also search for existing markers and corners connected to the lot.
Next, they compare field data with legal documents.
After that, they mark important points on the property so homeowners and contractors can clearly see the layout.
This information helps guide the fence installation before construction begins.
As a result, everyone works from the same boundary information.
How Does a Survey Protect Your Fence Investment?
A survey protects your fence investment by helping you build in the right location the first time. It reduces the risk of neighbor disputes, utility access problems, permit issues, and costly fence removal. It also gives your contractor a clearer layout to follow.
A fence adds privacy, security, and value to a property.
Still, problems with placement can damage all of those benefits.
Most importantly, homeowners gain peace of mind before construction starts. That confidence matters when investing in a long-term project like a fence.
A commercial property can look perfect at first glance. The lot seems large. The building fits your plans. There is space for parking, signs, or future expansion. So, you move forward with the deal.
Then the problems show up.
A utility company may have rights to part of the land. A neighboring business may share access through the property. Drainage lines may run under areas you planned to build on.
Suddenly, the property does not work the way you expected.
This is why many buyers order an ALTA survey before closing on commercial property. It helps uncover easements and other issues before money changes hands. Many lenders also require an ALTA survey before approving commercial real estate financing.
What you learn early can save you from major problems later.
What Is an Easement in an ALTA Survey?
An easement gives another party legal rights to use part of a property for specific purposes like utilities, drainage, or access. An ALTA survey helps identify these easements before a commercial property purchase so buyers can understand how they may affect future construction, parking, expansion, or site access.
An easement gives someone else the right to use part of a property for a specific reason.
That sounds simple. However, easements can affect how the land works in real life.
Some easements allow utility companies to access power lines or underground pipes. Others allow nearby properties to share driveways or access roads.
In many cases, the easement stays attached to the land even after ownership changes. That means the new buyer must deal with it too.
For example, you may buy a commercial lot planning to expand the parking area. Later, you learn that a utility easement runs directly through the space where the new pavement should go.
Now the project changes.
Why Easements Matter Before Buying Commercial Property
Easements can limit how commercial property owners use their land. They may affect parking layouts, building additions, drainage systems, truck access, and redevelopment plans. An ALTA survey helps buyers identify these restrictions before closing so they can avoid expensive surprises later.
Commercial land usually has more moving parts than residential property.
Businesses need parking, truck access, drainage systems, signs, and room for customers. Every part of the site matters.
Because of that, even a small easement can create a big problem.
A shared driveway may limit traffic flow. A drainage easement may stop future expansion. A utility easement may block new construction.
These problems often stay hidden until design work begins. That is why buyers should not wait until after closing to look deeper into the property.
Instead, they should understand the site before making a final decision.
What an ALTA Survey Shows About Easements and Property Access
An ALTA survey compares legal title documents with actual site conditions. It can reveal recorded easements, shared access routes, utility areas, encroachments, and conflicts between documents and real-world property conditions before a commercial property purchase moves forward.
ALTA surveys follow standards created by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).
This survey does much more than show boundary lines.
An ALTA survey can reveal:
recorded easements
access routes
utility areas
encroachments
shared driveways
visible improvements
conflicts between documents and field conditions
The survey also works closely with title documents. That matters because some easements may appear in legal records but not stand out during a simple walk around the property.
Without an ALTA survey, buyers may miss important restrictions tied to the land.
That mistake can become expensive later.
How Utility Easements Can Limit Commercial Property Use
Utility easements may restrict where owners can build, pave, expand, or install new improvements on commercial property. An ALTA survey helps identify these areas early so buyers understand how utility access rights may affect future development plans.
Utility easements create some of the biggest surprises during commercial property purchases.
Many buyers focus on the building itself. However, utility companies often control parts of the land around it.
Common utility easements shown on an ALTA survey include:
water lines
sewer systems
underground electrical lines
communication cables
storm drainage systems
The land may still look open and usable. Yet the easement can limit what gets built there.
For example, you may want to add:
extra parking
a dumpster enclosure
outdoor seating
storage space
a building addition
Then you discover the utility company needs access through that exact area.
Now your plans change completely.
This happens more often than people think.
Why Access Easements Matter Before Buying Commercial Property
Access easements allow neighboring properties or businesses to legally cross part of a property. These agreements can affect traffic flow, parking design, deliveries, and redevelopment plans. An ALTA survey helps buyers identify these shared access rights before closing.
Some commercial properties depend on shared access.
One property may need to cross another lot to reach the road. Nearby businesses may share entrances, driveways, or loading areas.
At first, that may not seem like a problem.
However, shared access can affect traffic flow, parking design, deliveries, and future redevelopment.
Imagine buying a corner property for a retail business. You plan to redesign the parking lot and improve traffic movement.
Then the ALTA survey shows that a neighboring business has legal access rights through part of the lot.
Now you cannot fully control the property layout.
That changes the value of the land and the design options moving forward.
Why Lenders and Title Companies Require ALTA Surveys
Lenders and title companies often require ALTA surveys because they help confirm legal access, identify easements, verify property boundaries, and reduce commercial real estate risk before financing and title insurance move forward.
Lenders want to reduce risk before approving large commercial loans. Title companies want clear information before issuing title insurance.
That is why many commercial deals require an ALTA survey.
The survey helps confirm:
legal access
property boundaries
easements
visible site conditions
possible conflicts
Title companies also use ALTA surveys to help identify risks that may affect title insurance coverage.
It also helps buyers understand whether the property matches the title records.
If problems appear early, the buyer can address them before closing instead of dealing with surprises later.
That protects everyone involved in the transaction.
Why Buyers Should Identify Easement Problems Before Closing
Easement problems can delay construction, increase redesign costs, reduce usable land, and create long-term property restrictions. An ALTA survey helps commercial property buyers uncover these issues early before permits, financing, or development plans move forward.
Many buyers think about today’s use of the property. However, future plans matter too.
A site may work fine right now. Still, easements can limit future improvements later.
This becomes a bigger issue in growing commercial areas where owners want to:
expand buildings
redesign parking
improve drainage
add outdoor features
redevelop older properties
Older commercial properties often contain easements created decades earlier that may not match modern redevelopment plans.
Without an ALTA survey, buyers may not discover these restrictions until architects, engineers, or contractors begin planning work.
At that point, redesign costs can rise quickly.
Commercial property costs too much to rely on guesses.
A property may look open, simple, and ready for development. Yet hidden easements can change how the land functions.
That is why an ALTA survey matters before closing.
It helps buyers see restrictions that may affect construction, access, parking, drainage, and long-term property use.
More importantly, it gives buyers a clearer picture of what they are actually purchasing.
Finding these issues early gives you more control, more confidence, and fewer surprises after closing.
That can save time, money, and major frustration later on.
