Welcome to Mobile Land Surveying

Mobile Land Surveying Posted on by

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

Why Lenders Request an Elevation Certificate at Closing

Mobile Land Surveying Posted on by
Elevation certificate being completed for a residential property to verify flood risk and building elevation

Developers who’ve been through a closing in a flood-prone area know the feeling. Everything is lined up, financing, permits, timelines, and then the lender asks for an elevation certificate. If you don’t have one ready, the closing slows down. Sometimes it stops completely.

This article explains exactly why lenders require this document, what it contains, and what developers need to know before they reach the closing table.

What an Elevation Certificate Actually Is

An elevation certificate is an official document prepared by a licensed land surveyor. It records the elevation of a structure relative to the Base Flood Elevation (BFE) set by FEMA for that specific area.

The BFE is the flood level that has a 1% chance of being reached or exceeded in any given year. If your finished floor sits below that line, your property is considered high-risk. If it sits above it, your flood insurance costs drop significantly.

The certificate doesn’t just say “high” or “low.” It records specific numbers: the elevation of the lowest finished floor, the lowest adjacent grade, any attached garage floors, and utilities. Lenders and insurers use those numbers to make real decisions.

Why Lenders Ask for It at Closing

They Need to Know the Flood Risk Before Funding

Lenders are putting money into a property. If that property sits in a Special Flood Hazard Area (SFHA), federal law under the National Flood Insurance Reform Act requires the lender to verify flood insurance is in place before closing. To confirm the right coverage is secured, they need accurate elevation data.

Without an elevation certificate, neither the lender nor the insurer can confirm the flood risk is properly priced. That creates liability the lender won’t accept.

It Determines Whether Flood Insurance Is Required at All

Not every property in a flood zone automatically requires flood insurance. The elevation certificate can show that a structure sits high enough above the BFE that the mandatory purchase requirement doesn’t apply.

On the flip side, it can also confirm that flood insurance is required and that the current coverage amount is correct. Either way, the lender needs that confirmation in writing before funds are released.

It Protects the Collateral

A lender’s primary concern at closing is whether the collateral, the property, holds its value. A building that floods regularly doesn’t hold its value. By requiring an elevation certificate, the lender gets documented proof of where the structure sits relative to flood risk. That documentation protects the loan.

What the Certificate Contains That Lenders Actually Review

Lenders and their insurance reviewers look at a few specific sections.

Section C records building elevation information. This is the core of what lenders care about: the elevation of the lowest floor, the lowest adjacent grade, and any enclosures.

Section D is completed by the licensed surveyor and includes their professional certification. Lenders won’t accept an elevation certificate that isn’t signed and sealed by a licensed professional.

Section E covers buildings that are elevated on crawlspaces or enclosures. For developers building in coastal or flood-prone areas, this section often determines the flood zone rating.

The numbers in these sections feed directly into the flood insurance rating engine. A difference of one foot in elevation can mean thousands of dollars per year in insurance costs.

How It Affects the Loan Terms

This is the part developers often underestimate.

If the elevation certificate shows the structure is below the BFE, the flood insurance premium will be high. That affects the debt service coverage ratio for commercial loans. It affects the monthly payment calculations for residential loans. In some cases, it makes the deal less attractive to the lender.

If the certificate shows the structure is at or above the BFE, the developer may qualify for lower insurance rates. That changes the financial picture in the other direction, sometimes enough to improve loan terms.

Getting the elevation certificate early, not at the last minute, gives developers time to respond to what the numbers show.

When Developers Should Order the Elevation Certificate

Not at closing. That’s the short answer.

Order it after construction is substantially complete and the finished floor elevations are set, but before the closing process begins. Surveyors need access to the completed structure to take accurate readings.

If you’re developing in a known flood zone, build the elevation certificate into your project schedule the same way you’d schedule a final inspection. Treat it as a required closeout step, not an afterthought.

Frequently Asked Questions

What is an elevation certificate and why does a lender need it?

An elevation certificate is a document prepared by a licensed land surveyor that records a building’s elevation relative to FEMA’s Base Flood Elevation. Lenders use it to confirm flood risk, verify that the correct flood insurance is in place, and protect the value of the property they are financing.

Does every property need an elevation certificate at closing?

Not every property requires one. Lenders typically require it for properties located in a Special Flood Hazard Area or when flood insurance is part of the loan conditions. Your lender or title company will confirm whether it’s required for your specific transaction.

Who prepares an elevation certificate?

Only a licensed land surveyor can prepare and certify an elevation certificate. The document must carry the surveyor’s professional seal to be accepted by lenders and insurers.

Can an elevation certificate lower flood insurance costs?

Yes. If the certificate shows the finished floor elevation is above the Base Flood Elevation, the flood insurance premium will typically be lower. In some cases, it can also support a FEMA Letter of Map Amendment, which may remove the property from the flood zone entirely.

When should a developer order an elevation certificate?

Order it after construction is substantially complete but before closing begins. Don’t wait for the lender to ask for it. Having it ready in advance keeps the closing on schedule and gives you time to address any issues the numbers reveal.

Why a Plat of Survey Matters Before Development

Mobile Land Surveying Posted on by
Plat of survey layout for a commercial development site with a land surveyor reviewing property boundaries

A missing detail on a plat of survey can stop a project fast. Developers may already have financing, crews, and materials lined up. Then a review office asks for revisions. Contractors pause work. Utility plans no longer match the site. Costs rise before construction even starts.

In growing areas, land development moves quickly. That also means mistakes show up quickly. A complete plat of survey helps developers avoid delays, confusion, and costly changes during planning and construction.

What Is a Plat of Survey?

A plat of survey is a drawing prepared by a licensed land surveyor. It shows the layout of the property and important land details tied to the site.

A typical plat of survey may include:

  • Property boundaries
  • Lot dimensions
  • Building setback lines
  • Easements
  • Utility locations
  • Access roads
  • Existing structures
  • Rights of way

Developers often use this document during planning, permitting, financing, and construction.

Why Developers Run Into Delays

Development projects depend on accurate land information. When survey details are missing or outdated, problems spread across the entire project.

Permit Reviews Can Slow Down

City and county offices often review survey documents before approving permits. Missing information can trigger revision requests.

Common problems include:

  • Incorrect legal descriptions
  • Missing easements
  • Incomplete boundary data
  • Old property measurements
  • Unclear access points

A single correction may delay approvals for days or weeks.

Contractors Need Accurate Site Data

Construction crews depend on survey information before work begins. If the plat of survey is incomplete, crews may place improvements in the wrong area.

This can affect:

  • Building placement
  • Utility installation
  • Drainage layouts
  • Parking areas
  • Access roads

Fixing layout mistakes after work starts is expensive.

A Plat of Survey Helps Prevent Boundary Problems

Boundary conflicts can slow a project fast. Neighbors may challenge property lines. Contractors may question layout points. Utility companies may find conflicts with existing easements.

A complete plat of survey gives developers a clear view of the site before construction starts.

Easements Often Create Problems

Many developers focus on the build area and overlook easements. That becomes a problem later when utilities need access to the property.

An easement may limit where developers can place:

  • Buildings
  • Fences
  • Parking lots
  • Drainage systems
  • Utility lines

If easements are missing from the survey, redesign work may follow.

Old Survey Information Can Hurt a Project

Land records change over time. Property corners may shift after subdivisions, road work, or utility updates.

An old survey may not reflect current site conditions.

That creates risk during:

  • Site planning
  • Financing
  • Permit review
  • Construction staking
  • Property transfers

Developers should confirm that survey information matches current land records.

Incomplete Survey Details Can Affect Financing

Lenders often request accurate survey documents before funding development projects. They want proof that the property layout matches legal records.

Problems with the plat of survey may raise concerns about:

  • Property access
  • Easement conflicts
  • Encroachments
  • Boundary disputes
  • Legal ownership issues

Funding delays can affect the entire construction timeline.

Utility Planning Depends on Survey Accuracy

Utility work depends on exact measurements. Water, sewer, gas, and power lines must fit the site layout correctly.

Missing survey information can create utility conflicts later.

Crews may discover:

  • Easements in the wrong location
  • Incorrect utility paths
  • Limited access space
  • Conflicts with planned structures

Those issues often force redesigns after planning is already complete.

Small Errors Can Become Expensive

Developers sometimes treat survey revisions as minor paperwork. That mindset causes problems.

One missing detail can affect:

  • Permits
  • Scheduling
  • Contractors
  • Financing
  • Inspections
  • Utility approvals

A delayed project may also increase labor and material costs.

What Developers Should Check Before Moving Forward

A plat of survey should be reviewed carefully before planning begins.

Developers should confirm:

  • Property lines are accurate
  • Easements are listed clearly
  • Access points are shown
  • Legal descriptions match records
  • Existing structures appear correctly
  • Setback lines are included
  • Utility information is current

Questions should be handled early. Waiting until construction begins usually costs more.

Work With a Licensed Surveyor Early

Survey work should happen before major planning decisions are made. Waiting too long can create rushed revisions and missed problems.

A licensed surveyor can help developers:

  • Verify property boundaries
  • Review existing land records
  • Locate easements
  • Check legal descriptions
  • Prepare updated survey documents

Clear survey data helps projects move smoother from planning to construction.

Why Complete Survey Records Matter for Long-Term Development

Development projects involve many moving parts. Builders, engineers, lenders, utility providers, and review offices all depend on accurate land information.

A complete plat of survey helps reduce confusion across every stage of the project.

Missing details create delays. Delays create extra costs. Those costs often grow larger once construction starts.

Developers who review survey documents early usually avoid many of the problems that slow projects down later.

Frequently Asked Questions

What is the purpose of a plat of survey?

A plat of survey shows property boundaries and important site details. Developers use it during planning, permitting, financing, and construction.

Can an old plat of survey still be used?

Sometimes. Older surveys may not reflect current land conditions, easements, or updated records. Developers should confirm the information is current before using it.

Why do permit offices review survey documents?

Review offices check surveys to confirm property details match zoning, access, setback, and development requirements.

Can missing easements delay construction?

Yes. Missing easements may force redesign work if utilities or access rights affect the planned layout.

When should a developer order a plat of survey?

Survey work should happen early in the planning process before permits, financing, or construction decisions move forward.

What an As-Built Survey Records After Construction

Mobile Land Surveying Posted on by
As-built survey inspection being performed at a completed residential property to document final site conditions and building placement

Most developers know they need an as-built survey to close out a permit. Few know what’s actually inside it.

An as-built survey records what was built on a site. Not what was designed. Not what the permit showed. What was actually constructed and where it ended up. Every measurement comes from field work done after construction is complete.

Here’s a breakdown of what gets recorded.

What Gets Measured on an As-Built Survey

A surveyor visits the finished site after construction. They measure every improvement and record the results.

The goal is simple: document the actual finished conditions. Permit offices, lenders and future owners all rely on this record.

The measurements fall into clear categories. Each one serves a different purpose.

Structure and Building Placement Data

The first thing measured is where the building sits on the lot. The surveyor records the building’s position relative to each property line.

Setback Measurements

Setbacks are the distances from the building to each property line. The surveyor measures the front, rear and both sides.

These numbers are compared to the approved permit. If the building is too close to a line, it shows up here.

Permit offices check these numbers before issuing a certificate of occupancy. A violation found now is fixable. The same violation found years later during a sale is a much harder problem.

Finished Floor Elevations

The surveyor records the elevation of the lowest finished floor. This number matters for flood insurance and building code compliance.

It appears on FEMA Elevation Certificates. Lenders and insurers use it to set flood insurance requirements. It also confirms the structure meets the minimum floor height required by local code.

Underground Utility Locations

As-built surveys record where utility lines were actually installed. This includes water lines, sewer laterals, electrical conduit and gas connections.

This data stays useful long after the project closes. Repair crews use it to find lines without digging blindly. Future developers use it to avoid cutting existing lines.

The surveyor records the horizontal location of each utility. Where access points exist, depth gets recorded too. Everything is tied to the building or property lines with clear dimensions.

Site Features and Hardscape

Every permanent improvement on the lot gets measured. The as-built drawing records:

  • Driveways, parking areas and access points with dimensions
  • Walkways, patios and concrete pads
  • Retaining walls with top and bottom elevations
  • Fences and gate locations along property lines
  • Drainage features including swales, catch basins and retention areas
  • Utility meter locations that affect setback calculations

Each item is placed on the drawing in its exact position relative to the property lines.

Grade and Drainage Elevations

Many as-built surveys include spot elevations around the site. These show the finished grade at key points.

They confirm that drainage directs water away from the structure. For commercial projects, drainage compliance is often a permit condition.

If drainage problems come up later, the as-built elevations show what conditions looked like at closeout. That record matters when disputes arise.

How the As-Built Compares to the Approved Plans

Construction doesn’t always go exactly as designed. Utility runs shift. Buildings move slightly during layout. Site features get relocated.

The as-built records what was actually built. When it differs from the plans, the surveyor records the actual measurements. That’s what makes the document legally accurate.

Small deviations are common. They usually don’t cause problems if setbacks and easements are still met. Larger deviations may trigger a permit office review. The as-built is what reveals which situation you’re in.

How the Data Appears on the Final Drawing

All measurements go onto a scaled drawing prepared by the licensed surveyor. The drawing includes:

  • A north arrow and scale bar
  • Property boundary lines with bearings and distances
  • All structures and improvements with dimensions
  • Setback distances from the building to each property line
  • Utility locations with distance references
  • Drainage features and spot elevations
  • The surveyor’s professional stamp and certification date

The surveyor signs and seals the final document. That makes it a legally certified record. Most permit offices, lenders and title companies require it in this form.

Most jurisdictions also require the drawing to reference the recorded plat. This ties the field measurements to the legal property description on file.

Frequently Asked Questions

Does an as-built survey include underground utility depths?

Where access points exist, yes. Surveyors measure depth at cleanouts and meter pits. For lines with no access points, only horizontal location is recorded. Depth may come from contractor records instead. Ask your surveyor what utility data is accessible before they visit the site.

Is an as-built survey the same as a record drawing?

They refer to the same thing. The term “record drawing” is common on engineering and infrastructure projects. “As-built survey” is used when a licensed surveyor certifies the document. Both record what was built, not what was designed.

Does the as-built survey show interior dimensions?

No. It records the exterior location and footprint of the structure. It shows where the building sits on the lot relative to property lines and site features. Interior dimensions are part of architectural drawings, not the surveyor’s scope.

What happens if the as-built measurements differ from the approved plans?

Small differences are common and usually don’t cause problems. Setback and easement requirements still need to be met. Larger differences may require a variance or plan revision before a certificate of occupancy is issued. The as-built survey is what surfaces those differences.

How is an as-built survey different from a topographic survey?

A topographic survey documents existing ground conditions before or during design. An as-built survey documents what was built after construction. Topographic surveys help with planning. As-built surveys confirm what actually got built.