Topo survey price - is this reasonable?
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Another question.
Besides being informational and interesting to look at and study, what other value can I get from a topo survey? (Can I (how can I) justify this expense?)
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@juanv.soler said:
Hi Todd, do it.
Topo survey is fundamental. And watch out for the terrain resistance too.
._)Humm... "terrain resistance". Do you mean like how much of this bulldozed dirt will slow water down that is running across it in a heavy downpour?
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No, I mean that it is important to get to know how your terrain is formed, how it is its internal composition. It provides you the information about where and how much weight your land can hold in a certain place, so the architect has more information about how to better handle the right place.
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Is terrain resistance part of a typical topo survey?
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It is in my country, yes. Maybe not in yours though.
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Todd, that price sounds reasonable to me if they actually have to survey it. I would ask the developer if they already have this data. It may be that they just need to survey the areas that have been disturbed during the road construction and not your entire lot. If they had to survey the whole lot, I'm guessing you might be looking at a two-man crew, 6 hours, $100 per hour, plus a half a day of drafting time is right at $1500. You should ask the surveyor why there is a range in price, and call around for more quotes. It may be that they are hedging in case they run into difficulties getting good shots in and around the pond and ravine. Are there lots of trees on the lot? If there are that can affect their ability to use GPS which is faster than some other methods.
As far as why you need a survey:
-Your architect might request one to set finish floor of the building and plan windows and egress.
-You might be required to have one to get a building permit.
-If you're disturbing more than an acre during construction you might be required to get an NOI storm water permit. This may be covered by the developer as part of the subdivision, but you may have to get your own for your lot. Typically this permit requires a grading plan which cannot be done accurately without a topo survey.
-You will eventually need some kind of topo information for your landscape architect/designer to do their work. They may be able to take their own field measurements, but if I were doing the design, I would want a survey.
-It's better safe than sorry IMO. When you're dealing with drainage, a desire to maximize views, and minimize disturbance of natural systems, a survey is good insurance.I've not heard the term terrain resistance, but based on what Juan described I think this information would be part of a geotechnical engineering report, not a survey.
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I think Juan is talking about the engineering properties of the soil strata. A geotechnical engineer can be employed to make a series of test borings to verify underlying strata and make an engineering judgment on how much weight the soil will support. You would confine your test samples to the area under any structures you place on the site, and keep these borings to a fair minimum.
The borings will provide data for the structural engineer to determine such things as ground water depth, bearing capacity of stable strata, whether you use a shallow foundation or deep shaft piling construction.
You have a "gully" on this property. This is a discontinuity that strongly suggests verification of sub strata conditions.
Back to your original question. I agree with the responders that the $1800 amount seems reasonable, especially with 1' intervals- or is that 1' grid spot elevations? Perhaps 5' frequency except where the gully occurs.
Make sure the comprehensive survey marks significant vegetation, such as trees and thickets, overhead and underground utility easements and even tree drip lines to help position the building to best avoid damage to these trees and take advantage of light and shade. -
You guys have SOLD me on getting a topo survey, but I am abstaining from getting one "right now while the survey crew is onsite surveying for the road".
Very good information.
My buddy, who builds a new house every 18 months it seems, subscribes to an internet topo service, and said he could get one on my property. Also, he has another friend who is an engineer who used to take surveys, and said we could rent the equipment and do it ourselves.
Thank you all!
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yeah . .. geo-tech is a different animal tho. . .and a different fee. I had to do one for my house. 2 bores on a 10,000 square foot property. Set me back about $2500 and 2 weeks. But at least I had the knowledge to move ahead confidently with my footings.
Think of it as insurance. If you are on a gully or a swale of any kind, you wouldn't necessarily know what is just loose fill, what is bearable soil, bedrock, composition, toxins, etc.
The developer usually has to do that however as part of HIS homework to get his subdivision platted--but he probably didn't do your specific lot.
Isn't this fun? Like I said. . .building a house. . .DON"T DO IT!!!!!
You can follow my fun adventures here
Mr Dave Builds his Dream HouseBy the way. . this movie is required viewing for all of my clients. . .I suggest you rent it and watch it. Classic! Much much Better than the "Money Pit" with Tom Hanks.
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Todd,
That would be a steal (for the landowner) in California. All the rest has been said already. You can also use the survey to plan the driveway, cut-and-fill analysis, site the house for good relation to the surrounding grade etc. Good luck.
Has there been a legal survey of the lot lines? That's another matter.Peter
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I do have a legal survey. Just got that earlier this week. To big to post here.
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That is very cheap. I am used to paying $2,000.00 + for a two foot contoured topo with staked boundaries, utilities, trees, and bushes for 5,000 to 10,000 s.f. Guess that's the price of living in paradise. My gas is up to $4.80 per gallon.
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Todd,
That sounds reasonable....here it's $750 to $850 for small lots .25 acre.
But here contour lines @ every 2' and we have tree and topo in "one".Might check with the surveyor to be sure it is topo "only" as it likely is tree and topo.
Also, I have learned to stay with the same surveyor throughout the duration of a project.
1.)Site plan with setbacks.
2.)Tree and topo
3.)Hub and tack for foundation
3.)Batter boards (if required/slab)
4.)As built including driveways (impervious surfaces)
5.)Elevation Certificate (First finished floor @ xx.xx')FYI: County/Town/Bank/Insurance company may require some or all of above.
Best,
Charlie -
Todd:
I think you have been swindled. 4 acres in Texas that is NOT flat ... you have got to be kidding.
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I know, I know. It blows my mind it is not flat.
Get this... my dad's lot has a 5' slope across where the house pad will be. The builder had quoted ~$10K for the pad, but once they found out it had a 5' slope, the pad cost tripled to $30K. Maybe they have to call in an out of state contractor....?
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Maybe there's a landfill under it.
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Met the developer today - great guy. A back-woods, country-boy, for sure. He's gonna do some dirt work for me and put in a couple 12" dia culvert pipes, side-by-side, so I can drive to the back of my property.
No land fill. Maybe some cow pies though.
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