Boundary & Title Surveys
Residential Boundary Surveys
Precise determination of property lines for residential parcels. We locate and mark corners, resolve encroachments, and provide a certified plat for homeowners, buyers, and lenders.
ALTA/NSPS Land Title Surveys
The gold standard for commercial real estate transactions. Our ALTA surveys meet the rigorous requirements of the American Land Title Association and National Society of Professional Surveyors, satisfying lenders, title companies, and investors.
Boundary Disputes
Expert analysis and testimony for contested property lines. We research historical deeds, plats, and monuments to provide authoritative boundary opinions and litigation support.
As-Built Surveys
Verification that constructed improvements match approved plans. Essential for project closeout, permitting, and confirming compliance with setback and zoning requirements.
Legal Description Creation
Preparation of precise metes-and-bounds and lot-and-block legal descriptions for deeds, easements, and other recorded instruments. Our descriptions meet Illinois Plat Act requirements and are accepted by title companies, attorneys, and county recorders.
Topographic & Site Surveys
Topographic Surveys
Detailed mapping of existing site conditions including elevations, contours, structures, utilities, and natural features. Critical for engineering design, grading plans, and site development.
Foundation Spot Survey
Confirms the location and elevation of a newly poured foundation relative to property lines and setback requirements — typically required by municipalities before framing can begin.
Foundation Staking
Layout of proposed foundation corners in the field so contractors can excavate and form with confidence. We translate your engineered plans into precise ground stakes.
FEMA & Flood Services
FEMA Elevation Certificates
Official documentation of a structure's elevation relative to the Base Flood Elevation (BFE). Required by lenders and insurance companies for properties in or near Special Flood Hazard Areas — and often the key to reducing flood insurance premiums.
FEMA Flood Hazard Determination
Analysis of a property's flood zone status using FEMA Flood Insurance Rate Maps (FIRMs). We determine whether a structure is in a regulated flood zone and advise on Letter of Map Amendment (LOMA) eligibility.
Platting Services
Plat of Annexation
Preparation of the legal plat required when unincorporated land is brought into a municipality. We coordinate with local government to ensure the document meets all statutory requirements.
Plat of Consolidation
Combines two or more adjacent parcels into a single legal lot of record. Simplifies ownership, eliminates interior lot lines, and is often required before new construction or financing.
Plat of Dedication
Formal conveyance of land or easements to a public body — roads, parks, utilities, or other public uses. We prepare the plat and legal descriptions to meet county and municipal standards.
Plat of Easement
Creation of a recorded easement document granting specific rights of use across a parcel — drainage, access, utilities, or ingress/egress. Includes legal description and exhibit.
Plat of Subdivision
Division of a larger parcel into multiple lots for development or sale. We handle the full process from preliminary design through final recording, coordinating with engineers, municipalities, and title companies.
Plat of Vacation
Legal elimination of a previously recorded plat, easement, or right-of-way. Required when streets, alleys, or subdivisions are no longer needed and the land is to be returned to private ownership.