We have a handful of work products that we specialize within.

Rates subject to City and County Requirements. * 

An ADU compliance survey (sometimes called an ADU as-built, zoning compliance, or building location survey) is typically requested by a city or county planning or building department to verify that an Accessory Dwelling Unit was built exactly where and how it was approved.

While details vary by jurisdiction, agencies usually expect the survey to document the following:

1.  Property and boundary verification, parcel boundaries and lot dimensions, property corners (set or recovered), record vs. measured discrepancies if any. This confirms the ADU is located on the correct parcel.  
2.  Building Locations (As-Built), primary residence footprint, ADU footprint (attached or detached), any additional structures, all existing structures, not just as approved on plans.  
3.  Required setbacks and clearance, distance from ADU to: front, side, and rear property lines, other structures on the lot, verification of: fire separation distances, easements or utility corridors. This is one the most critical items for agency review.  
4. Height and story verification if needed. Some jurisdictions require finished floor elevations, roof peak height, confirmation of 1-story vs. 2-story ADU. Especially in a hillside area or coastal downs.
5.  Easement and encroachments, recorded easements, any encroachment involving: ADU into an easement, structures crossing property lines. Agencies use this to confirm no legal conflicts. 
6. Parking & access when applicable. If parking was required, location and dimensions of parking spaces, driveways and access paths. Driveways access paths, and some ADU's are exempt, but cities still often verify site layout.
7. Required notes and certifications typically include: Surveyor's license number and signature, date of survey, basis of bearings, zoning statements.
8. Format and submission agencies may require PDF only, CAD, specific sheet size, north arrow, scale, legend, reference to approved permit or plan set.
9. Common reasons agencies request an ADU survey is for final building permit sign-off, certificate of occupancy, unpermitted ADU legalization, compliant investigation, or property sale, and lastly refinance involving an ADU.

SB 9 Land Survey Process

SB 9 (California Senate Bill 9) allows ministerial lot splits and/or two units per lot in qualifying single-family zones. The survey is a core document because agencies rely on it to confirm legal lot creation and zoning compliance, not just building placement.

While details vary by jurisdiction, agencies usually expect the survey to document the following:

1. Purpose of the SB 9 Survey is used to verify existing legal parcel boundaries, proposed lot split configuration, minimum lot size compliance, required setbacks and access, no encroachment into easements or Right-of-Way. That each new lot can legally support development. This survey is reviewed by Planning, not just Building & Safety.   
2. Base Boundary Survey (Required) before anything SB 9-related can be approved, agencies expect a record-quality boundary survey showing: boundary Elements, legal description, boundary lines with bearings & distances, found/set property monuments, record vs. measured differences, basis of bearings. This is more rigorous than an ADU compliance survey and must meet professional land surveying standards. 
3. Existing Conditions Mapping the survey must show everything currently on the property, including: primary dwelling footprint, garages, ADUs, sheds, patios, driveways and curb cuts, utilities (visible or known), fences and walls (often critical), easements (recorded and observed). Agencies check whether existing structures conflict with the proposed split.   
4.  Proposed SB 9 Lot Split Layout. This is the heart of the SB 9 survey. Required Elements are: proposed new lot lines (clearly differentiated), area of each resulting parcel (square footage), dimensions of each lot, minimum lot size compliance (typically ≥1,200 sq ft per lot), frontage and access to a public street or easement. Key Rule: Lots must be substantially equal in size → One lot cannot be smaller than 40% of the original parcel. 
5.  Setbacks & Buildable Area Agencies expect the survey to show: Existing structure setbacks from proposed lot lines, confirmation that existing structures are legal or legal non-conforming, each new lot has viable buildable area. This avoids creating a “paper lot” that can’t be developed. 
6. Easements & Access survey must clearly identify: utility easements, drainage easements, access easements (existing or proposed), any easement conflicts with proposed lot lines, SB 9does not override easement rights — conflicts are a common rejection reason. 
7. Required Surveyor Certifications & Notes most jurisdictions require notes such as: “This map is prepared for SB 9 Urban Lot Split per Gov. Code §66411.7”. Surveyor’s license number and seal, date of survey, statement that monuments will be set (or have been set), some agencies require monumentation prior to recordation. 
8. Submittal type (City vs. County) LA City survey submitted with SB 9 Urban Lot Split application, planning ministerial review, typically recorded as a Parcel Map Exemption, Planning reviews zoning compliance first, then recordation, LA County (Unincorporated). Survey submitted to regional planning, Public Works (Land Development Division), often stricter about: monument placement, easement clarity, and legal descriptions.
9. Recordation once approved: surveyor prepares a recordable map, conditions of approval satisfied, map recorded with the County Recorder, new APNs issued only after recordation can permits be pulled independently for each lot. 

Common SB 9 Pitfalls

• Existing structures crossing proposed lot lines.
• Insufficient access to one of the new lots.
• Easements blocking buildable areas.
• Non-compliant lot size ratio.
• Missing monumentation or unclear boundary resolution.

Flat-rate service covering all of California. * 

Here is a quick overview of the process:

1. Determine the purpose of the easement: An easement is a legal right to use someone else's land for a specific purpose. Before preparing an easement, you should determine the purpose of the easement and what rights it will grant.
2. Identify the parties involved: An easement involves two parties: the owner of the land (the grantor) and the person or entity who will have the right to use the land (the grantee). You should identify and contact these parties to begin the process of preparing the easement.
3. Describe the property: An easement must clearly describe the property to which it applies. This should include a detailed legal description of the property, as well as a map or diagram showing its location.
4. Draft the easement agreement: The easement agreement is a legally binding document that outlines the terms of the easement. It should include the purpose of the easement, the rights granted to the grantee, and any conditions or restrictions on the use of the land. You should work with an attorney to draft a clear and enforceable easement agreement.
5. Have the agreement reviewed and signed: Before the easement can be legally effective, it must be reviewed and signed by both the grantor and grantee. You should have the agreement reviewed by an attorney to ensure that it is legally enforceable and meets the requirements of California law.
6. Record the easement: In California, an easement must be recorded with the county recorder's office in order to be enforceable. You should file a copy of the signed and executed easement agreement with the county recorder's office in order to make it a matter of public record.

We draft plat & legal descriptions for access, aerial, avigation, beach, slope, natural support, light & air, utility, energy (solar wind), communications, view, conservation, recreational, historic preservation, drip, beach, stairways, miscellaneous easements and servitudes, implied for special use, right-of-way lines, reversions, dedications, and vacation. 

Members of the American Land Title Association have specific needs, unique to title insurance matters, when asked to insure title to land without exception as to the many matters which might be discoverable from survey and inspection, and which are not evidenced by the public records.

There are several benefits to obtaining an ALTA survey:

1. Improved accuracy: An ALTA survey is more accurate and comprehensive than a traditional boundary survey, as it includes a detailed analysis of the property and its features.
2. Enhanced due diligence: An ALTA survey provides a thorough review of the property's title, zoning, and other regulatory issues, which can help identify potential issues that may affect the property's value or use.
3. Increased security: An ALTA survey provides a clear and accurate depiction of the property's boundaries, which can help prevent disputes over property ownership and use.
4. Enhanced credibility: An ALTA survey is recognized as a reliable and comprehensive source of information about a property, which can help to increase the credibility of the property in the eyes of potential buyers or lenders.
5. Improved communication: An ALTA survey includes a detailed map of the property, as well as a written report that clearly communicates the results of the survey. This can help to improve communication between parties involved in the purchase or financing of the property.          
   

The standards for ALTA survey are preset, which allows the client the freedom to pick and choose which "Table A" items they would like to certify. ALTA Surveys are essential to any commercial real estate transaction or development of vacant land. We understand the complexities and nuances of each site. Once under contract, we require a preliminary title report or commitment of title insurance issued from a title insurance company.

 Our sole responsibility is to place the lines and corners correctly. We can fix your boundary location issues. If you feel there might be an encroachment on your property, we are capable of identifying the boundary.  

Most property disputes only affect one or two sides of the property. However, we must know where all sides of the boundary lie to show the relationship of the bearings and distances. Once the boundary is established, there are several options to monument these corners. A Corner Record or a Record of Survey are both legal documents that become part of public record. There are boundary disputes where both parties come to an agreement, and we perform a Lot Line Adjustment. These are the most economically viable options. 

 However, in these disputes we cannot tell you who owns the property. When these issues arise and cannot be resolved in an amicable fashion, the decision falls to the courts. Which causes major stress and financial hardship for both parties. 

 These are the following documents and mapping services we provide: 

• Boundary Survey
• Certificate of Compliance
• Condominium Plans
• Corner Record
• Final (Tract) Map
• Lot Line Adjustments
• Lot Mergers
• Parcel Map
• Record of Survey
• Right-of-Way Mapping
• Tentative Map
• Topographic Surveys
• Existing Conditions Exhibits

Laser scanning is a surveying technique that uses lasers to accurately measure the distance and characteristics of objects or surfaces. It is commonly used in land surveying to create highly accurate and detailed 3D models of the terrain and structures on a property.

There are several benefits to using laser scanning in land surveying:

1. Increased accuracy: Laser scanning can provide highly accurate measurements of the distance and characteristics of objects or surfaces. This can be particularly useful for complex or irregular shapes, which may be difficult to measure using traditional surveying techniques.
2. Enhanced speed: Laser scanning is faster and more efficient than traditional surveying methods, as it allows surveyors to capture large amounts of data quickly and accurately.
3. Improved safety: Laser scanning can be used to gather data from hazardous or difficult-to-access areas, which can help to improve safety for surveyors.
4. Enhanced visualization: Laser scanning creates detailed 3D models of the terrain and structures on a property, which can be useful for visualization and analysis.
5. Greater efficiency: Laser scanning can help to streamline the surveying process, as it allows surveyors to gather a large amount of data quickly and accurately. This can help to reduce the time and cost of land surveys.

One of the many benefits to our scanner is that we can cater the scan's shape, size, and density to best fit your site.  This application works well for indoor and outdoor areas. With our advanced scanning module, we can auto-classify the point cloud into different groups. This is great for building accurate surfaces of any hardscape.