When property owners, architects, developers, and contractors request multiple land survey bids, it can be tempting to compare the proposals by looking at the final price first.
The problem is that two survey proposals with different prices may not be proposing the same work.
Land surveying can involve records research, field measurements, boundary analysis, mapping, topographic information, construction layout, easement review, monument recovery, and other services. The amount of work required depends on the property and the purpose of the survey.
Before selecting a surveyor based primarily on price, it is important to understand what each proposal actually includes.
Start by Comparing the Scope of Work
The scope of work is one of the most important parts of a land survey proposal.
A proposal should give you a reasonable understanding of what the surveyor has been asked to accomplish. For example, a project might involve:
- Locating property boundaries
- Preparing a topographic survey
- Locating existing buildings and improvements
- Showing walls, fences, driveways, or other site features
- Locating visible utilities
- Researching easements or recorded documents
- Preparing construction staking
- Providing an ALTA/NSPS Land Title Survey
- Preparing an as-built survey
- Supporting a lot line adjustment
If one proposal includes boundary research and another only includes topographic field measurements, the prices should not be expected to match.
The first question should therefore be: Are both surveyors bidding on the same assignment?
Review the Deliverables
It is equally important to understand what you will receive when the work is complete.
Depending on the project, survey deliverables might include:
- A signed survey map
- Boundary information
- Topographic contours
- Spot elevations
- CAD files
- PDF drawings
- Digital terrain information
- Construction staking in the field
- Legal descriptions or exhibits
- An ALTA/NSPS Land Title Survey
- An as-built drawing
- Other project-specific documentation
Architects and engineers may need particular digital formats or levels of detail for design work.
If your architect needs a CAD base file, for example, confirm that the proposal includes it rather than assuming it will be provided.
Ask What Records Research Is Included
A land survey often involves more than sending a field crew to the property.
Depending on the assignment, the surveyor may need to review deeds, parcel maps, subdivision maps, prior surveys, recorded easements, title information, and other available records.
Boundary-related projects can require considerable research and professional analysis.
A lower-priced proposal may reflect a narrower research scope, while another proposal may include more extensive record review.
This does not automatically make one proposal better than another. It simply means the scopes need to be understood before the prices can be compared fairly.
Consider the Property Itself
Two properties of similar size can require very different amounts of surveying work.
Factors that may affect the effort involved include:
- Parcel shape
- Age of the subdivision
- Availability of survey monuments
- Terrain and slope
- Vegetation
- Site access
- Existing buildings and improvements
- Number of adjoining parcels
- Record complexity
- Construction activity
- Required level of detail
A straightforward rectangular parcel in an area with good survey records may be very different from an irregular hillside property with older records and limited access.
Survey pricing reflects the work needed for the specific site, not simply the property’s square footage.
Compare the Proposed Schedule
Timing can also affect a survey proposal.
If the project is connected to an architectural deadline, permit submission, property closing, construction start, or other milestone, make sure each surveyor understands the required schedule.
Ask:
- When can fieldwork begin?
- When are preliminary results expected?
- When will final deliverables be available?
- Does the schedule depend on receiving title documents or plans?
- Is expedited service being requested?
A lower bid that cannot meet the project schedule may not serve the project’s needs.
Look Carefully at Exclusions and Assumptions
Proposal exclusions can be just as important as the services listed as included.
For example, a proposal may assume that:
- The site will be accessible
- Existing control or monuments can be recovered
- Certain title documents will be supplied by the client
- Additional construction staking visits are not included
- Agency fees are separate
- Utility locating is limited to visible features
- Revised plans may require additional work
These assumptions are not necessarily problems. They help define the assignment.
The important thing is to understand them before authorizing the work.
Avoid Comparing a Bundled Price With a Direct Survey Proposal Without Reviewing the Scope
Sometimes surveying is included within a larger architectural, engineering, development, or construction proposal.
That can be convenient, but it can also make it harder for the property owner to see exactly what the surveying portion includes.
If you receive a bundled project price, consider asking for clarification about the survey scope.
Questions might include:
- What type of survey is being provided?
- Who is performing the survey?
- What deliverables are included?
- Will the surveyor communicate directly with the owner or design team?
- Are additional survey visits included?
- Who handles changes in scope?
- Is the survey proposal available separately for review?
Whether the surveyor is hired directly or through another project professional, the important issue is understanding exactly what is being provided.
Make Sure Everyone Is Bidding From the Same Information
One of the best ways to obtain comparable bids is to provide each surveyor with the same project information.
Useful information may include:
- Property address
- Assessor’s Parcel Number, if available
- Purpose of the survey
- Architectural or engineering plans
- Title information
- Prior surveys
- Desired deliverables
- Project schedule
- Areas of particular concern
If one surveyor receives detailed architectural plans and another receives only an address, their proposals may naturally be different.
Providing consistent information makes comparison easier.
Price Matters, but Scope Determines Value
Price is certainly a legitimate consideration when hiring a land surveyor.
The goal is not to ignore price. It is to understand what the price represents.
A useful survey proposal should allow you to evaluate the scope, deliverables, schedule, assumptions, and professional services being offered.
The lowest number may be the right choice when the proposals truly cover the same work. But when scopes differ, comparing only the total price can lead to unexpected additional services, missing information, or delays later in the project.
Request a Land Survey Proposal From Terwilliger
Terwilliger Land Survey Engineers works with property owners, architects, engineers, contractors, developers, real estate professionals, and other project teams throughout California.
When requesting a quote, provide the property address, project purpose, plans or title information if available, desired schedule, and the survey deliverables you need.
A clearly defined scope makes it easier to prepare a proposal that can be evaluated on both cost and value.
