Divides a property into two or more new Lots or Blocks and sets out the boundaries for the first time, including where streets, parks and buildings will be located. The plan shows: the surveyed boundaries, numbering and dimensions of lots, the location, width and names of streets, and the sites of future schools and parks. A Draft Plan is prepared by Land Survey Group and submitted to the municipality for planning approval. Once approved, a final plan is registered at the Land Registry Office.

New parcels of land, called Units, are created. The Units are three-dimensional, with the boundaries being defined by the physical surfaces of the buildings themselves. The legal description of each parcel specifies the Unit Number, Level Number and Plan Number. Unit owners share the ownership and the responsibility & costs of maintaining the common elements of the condominium property.

Graphical representation of descriptions of land that are deposited in the local Land Registry Office. R-Plans show the surveyed boundary and dimensions as well as any physical or documentary evidence that could affect the title to the property, including the location of fences, hedges, retaining walls, etc. in relation to the boundaries and any easements or rights-of-way that are registered on title.

This type of survey plan is prepared specifically to illustrate the location of buildings or structures relative to the boundaries of a property. It also shows the location of any other physical features and registered encumbrances, such as easements, on or adjacent to the property. In a Real Estate transaction, a current SRPR provides the purchaser, the seller, the lawyer, the lending institution, the title insurer, the municipality, and the Realtor with an accurate representation of the property prior to the purchase being completed.

This type of plan illustrates the location of a proposed new building, including the proposed grade elevations around the property. The purpose of this plan is to ensure that the construction of the new building, including the construction of driveways and retaining walls, will be completed in such a manner so as to allow for proper surface drainage, and to prevent any negative impact on adjoining land owners.
A Lot Grading Plan is prepared and submitted to the municipality, usually at the same time that the architectural drawings are submitted for a building permit.

Topographic surveys show the physical features and height elevations within a site and are used by architects, engineers and planners for their design purposes. The survey plan illustrates the physical constraints that an owner must consider in designing a site for re-development.

For builders of infill housing, a complete package is provided which includes the initial boundary & topographic survey for design purposes, Lot Grading Plan, construction layout services, a new ‘as-constructed’ survey once the new foundation walls have been built, and the Final Lot Grading Certificate once construction and grading have been completed.

Prepared to Building Owners and Managers Association (BOMA) 1996 Standards, a survey of the interior floor space of a building is prepared to determine the Usable and/or Rentable area of a building for lease or appraisal purposes. A plan illustrating the boundaries and area of each tenant’s suite is prepared.

Precise layout of site services (sewers, water mains & other utilities), roadways, curbs & sidewalks is provided for new developments. On historic sites, an AutoCAD 3-D model of a building facade can be prepared for building restoration & reconstruction purposes. During construction of large underground garage structures, precise baselines are establish and monitored to detect movement of shoring piles.

Pre-layout calculations are performed in advance to ensure proper placement of a new building. The location of a new dwelling or commercial / industrial building is marked-out for excavation purposes and again for the construction of footings and foundation walls. On larger structures, additional grid lines and offsets will also be marked on-site.

A survey plan is prepared illustrating the location and elevation of bore holes and/or settlement ponds to aid engineers in determining soil and ground water conditions and contamination. During site remediation, field measurements & volume calculations are conducted to determine the volume of contaminated material removed from the site.

A survey of an individual property line can be conducted to assist clients and solicitors in a boundary or fencing dispute. Land Survey Group is well-qualified and experienced ‘expert witnesses’ in court cases and Boundaries Act hearings –our professional staff have never lost a case.