Civil Engineer vs Land Surveyor: Who Do You Need?
Land surveyors measure and legally define property boundaries and existing ground conditions, while civil engineers design what will be built. Most site projects start with a survey and then move to engineering.
What a land surveyor does
A Professional Land Surveyor (PLS or PS) is licensed by the state to establish property boundaries, set corner monuments, prepare plats and subdivision maps, and certify surveys used in real estate and title work. In most states only a licensed surveyor may determine where a property line legally lies.
Surveyors also prepare topographic surveys (existing ground contours, spot elevations, trees, utilities and structures), construction stakeout, as-built surveys and FEMA Elevation Certificates. Commercial transactions often require an ALTA/NSPS Land Title Survey, which follows standards jointly adopted by the American Land Title Association and the National Society of Professional Surveyors.
What a civil engineer does
A civil engineer uses the survey as the base map for design. On a typical site project that means the grading plan, drainage and stormwater design, utility connections, driveways and parking, erosion control and the permit package. The engineer seals the design drawings; the surveyor seals the survey.
Engineers generally cannot certify boundary locations unless they also hold a surveying license. Some individuals and firms hold both licenses, which can simplify a small project.
When you need each
Call a surveyor first for a fence or boundary dispute, a property purchase, an encroachment question, a subdivision, a flood insurance Elevation Certificate, or a building setback check. Call a civil engineer when you need to design or permit something: a new house site plan, drainage fixes, a septic system, a retaining wall or a commercial development.
For a new building, the usual sequence is survey, then geotechnical report if needed, then civil site design and permitting, then construction stakeout by the surveyor.
Frequently asked questions
Can a civil engineer tell me where my property line is?
Generally no. Determining a legal boundary is the practice of land surveying, which requires a surveying license in every state.
Do I need a survey to get a building permit?
Many jurisdictions require a survey or plot plan showing the proposed structure and setbacks. Requirements vary by county and city.
What is a topographic survey?
A map of existing ground surface elevations and features. Civil engineers need it to design grading and drainage.
Sources
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