What is a land surveyor?

Complications of land surveys

Land surveys can be impacted by a few things so it is important to bear this in mind before starting.

Changes of time

Properties can change over time and if a survey has been conducted in the past, it might not be accurate now. Natural features can change eg. there may be different number of trees on the property. Riverbeds and streams can change channels. Any buildings on the property may have been altered, walls or fences could have been added or changed and grass could have been replaced with concrete, gravel or decking. A new survey can reveal all the changes that have happened to a property overtime. Multi-generational properties are a prime example of where there can be significant changes over time.

Weather and seasonal effects

The elements and changing seasons can significantly impact a survey. Waiting for the perfect conditions can be almost impossible in some cases and surveyors must be able to adapt to their environment. 

• The sun can create deep shadows which can disguise features.
• Surfaces can become wet and damp during rain making certain properties more difficult to survey, especially if they are muddy as it can make moving equipment around more challenging.
• Snow can hide features making it very challenging to survey. It also makes it difficult  to move equipment and can be slippery.
• In autumn, fallen leaves can cover features just like snow making it more challenging to survey an area.
• Strong winds can blow equipment around and make it very hard to accrual measures boundaries and features.
• Very cold conditions impact how well equipment works. The lubrication that is used on some equipment can freeze too.
• Wind intensifies temperatures and makes holding a prism plumb pole steady nearly impossible. It blows objects out of trees and off roofs as well.
• Conditions can also impact the surveyor themselves. Working in very hot or cold conditions will always make a task more difficult and if you have allergies, working outside on days with a high pollen count can be horrendous.   

Other factors that can complicate a survey

• Technology is very important when doing a land survey but when it does not function correctly it can make the survey take far longer, especially if you are not able to fix it on site and need to come back at a later date.
• As builts are pre-construction drawings that are used as a record of the size, shape, and location of structures and improvements on surveyed properties. It is usually up to contractors to include the surveyors final property drawings into a as-built but if they do not, it can result in boundary disputes, code violations and other significant problems.

More information about the land survey framework can be found on the government website. 

Types of land surveyor and land surveys

Land surveyors will typically specialise in a specific area. It is a diverse profession and although some skills will overlap, you will want the right type of land surveyor for your project.

There are different types of land surveys so it is important to get the correct survey completed to help your project progress in the most efficient way possible. Land surveying requires high accuracy so it is compulsory to be fully licensed.

The types of surveying a land surveyor will do include:

• Geodetic surveying gathers information about the planet looking at the shape and size. All surveyors need this skill as it is the structure for all survey types.
• Cartography involves creating maps and they will be able to explain everything that has been recorded in detail to help you clearly understand things.
• Cadastral/ Boundary surveying is performed to find the boundaries of both privately owned land and public land. It can help to advise on the status of land and any rights or restrictions on it.
• Topographic survey are done to locate both natural and man-made topographic features on an area of land. This covers things like fences/walls, utilities, buildings/man-made structures, elevations, water features like rivers, lakes, ponds, trees, etc. and anything else that is found on the property.
• Engineering surveyors look at the finished design for a project and will make sure there are no design flaws or practicality problems. They will suggest improvements where needed and play a key role in designing large structures, bridges, motorways, railways, sewage systems and tunnels to name just a few examples.
• Site Planning survey is a combination of both boundary and topographic surveys and can be used for designing buildings such as residential homes, commercial spaces and industrial sites.
• Subdivision surveys are conducted to divide an area of land into smaller lots or estates. Road and drainage can also be surveyed using this method.
• Location surveys are comparable with boundary surveys but they also include suggestions for interior improvements. It can be used to support zoning permits or loan applications.
• Hydrographic/oceanographic surveys specialise in underwater surveys. They are vital for projects being planned in ports or anything offshore. They provide detailed plans of seabeds, harbours and waterways.

You will likely want your land survey to include the property’s boundaries and also suggest any improvements that could be undertaken. It should also reveal any restrictions or problems that could potentially impact any work. 

Responsibilities of a land surveyor 

A land surveyor will have a range of responsibilities.

They will use Geographical Information Systems (GIS) to examine and interpret land features.

A wide selection of different surveying equipment will also be required, and Global Positioning System (GPS) is commonly used.

They will study the earth’s natural and man-made features and collect data on this. While measuring the surface, other factors like small and large-scale distances, angles and elevations need to be considered.

Once a survey has been conducted, all the data needs to be analysed carefully to make sure it is accurate before passing this onto other parties. Maps, charts and plans may also be used when interpreting data using

Any mistakes in the survey could potentially cause major issues to a project. Using computer-aided design (CAD) and other computer software to interpret data and help you easily present this to others so they can understand it.

 A land surveyor will also be responsible for finding solutions to any problems that may be discovered following a land survey. They will provide guidance to people in different industries to help them plan their project.

It is also important that surveyors stay up to date with industry news so they are aware of any new and emerging technology that could help improve land surveys. 

How to become a land surveyor?

Depending on the specific area a land surveyor is specialising in will determine what qualifications are needed. The qualifications required can be attained through a university course, a graduate training scheme, or an apprenticeship.

At university relevant subjects include:

• surveying
• civil engineering
• geomatics
• geographical information science

 There may also be the option to do a postgraduate conversion course if your degree is not relevant enough to surveying.

 You will likely require :

• 4 or 5 GCSEs at grades 9 to 4 (A+ to C), or equivalent, including English and mathematics
• 2 to 3 A-levels, or equivalent, for a degree
• A university degree to start a postgraduate course

For an apprenticeship the employer will likely be looking for 4 or 5 GCSEs at grades 9 to 4 (A+ to C) and A-levels, or equivalent, for a degree apprenticeship.

You may need a Construction Skills Certification Scheme (CSCS) card to work on a construction site.

Land surveyor required skills

Here are some important skills that can help someone who has aspirations to be a land surveyor. These skills include:

• Good maths and analytical skills
• Geography and mapping skills
• Able to interpret 2D and 3D information
• Science and engineering knowledge
• A keen eye for detail. The data you collect needs to be accurate
• Ability to identify issues and work out how to solve problems
• Having good initiative and organisational skills
• Strong verbal communication skills
• Good with technology including ability to adopt to new software, along with general IT skills

What you can expect working as a load surveyor?

Working as a land surveyor is a highly skilled role that will very rarely have you sat in one place. Land surveyors are usually required to do lots of travelling to visit sites. If based in the UK, this could involve visiting sites countrywide. You will still likely be paid for time spent travelling along with your travel expenses.

This role will involve working outdoors lots of the time so you should be prepared for working in different weather conditions. You will also spend some time being office based when you are analysing the data you have collected.

Surveyors are required to work to deadlines so being organised and prioritising work is crucial.

With such huge demand for land surveyors, overseas work is also easy to find although this is typically on short-term contracts. In some cases, this could involve extended time overseas which could be in some exciting places. 

How much do land surveyors earn?

The expected salary for a land surveyor can vary but will increase based on your experience.

• Newly qualified surveyors can expect a salary of £20,000-£25,000. This can increase to £25,000-£40,000 with chartered status.
• Senior surveyors can potentially earn up to £70,000 but this figure could also be higher.
• With experience, you could progress into a project management or contract management role. You could focus on a specialised area of surveying or even work as a self-employed consultant.

Salaries are based on location, employer and what type of survey work they do. Chartered status can improve salary and opportunities for progression. You will need to complete a degree accredited by the RICS first.

What is the cost of hiring a land surveyor?

This firstly depends on the individual pricing of the land surveyor. They are not all priced equally. It will then depend on the survey itself including the type required, the last survey date and the land terrain. A border survey will usually cost less than a detailed survey as they do not take as much time. For more information on surveying costs email us on info@kbsurveys.co.uk or give us a call on 020 3931 5759.

What does the land surveyor require from me?

They will need to know what type of survey you require so will ask you why you are requesting one. The deed of the property and any survey documentations about the property. The name and address of adjacent properties if known. If there are any disagreements over boundaries, you should inform them of this. 

What will the surveyor give me once the survey is completed?

You should receive a survey map. If the surveyor set any corner markers, they should be registered in local records for future reference if anyone is looking for details about your property's boundaries. 

Our GPR services

At KB Surveys, we consistently deliver a quality service from our dedicated team of highly skilled engineers, supported by our customer focused management team. Our range of GPR services can help you with your sub-surface investigation and we offer a responsive, independent and innovative approach to meet your needs at the right price.