Surveying

At Schemmer, we understand the importance of delivering timely and efficient land surveying services. Our team is committed to providing the highest level of customer service, ensuring that our clients’ needs are met and their projects are completed on time and within budget.

We take pride in our attention to detail and our commitment to delivering accurate and reliable survey results. Whether you need a survey for a residential property or a large-scale commercial project, our team of professional land surveyors has the expertise and technology to provide the surveying services you need.

At Schemmer, we integrate cutting-edge technology into our surveying processes to deliver accurate and efficient results for our clients. Our technological capabilities include:

• 3D Laser Scanning: Utilizing the Leica RTC360 Laser Scanner, we capture high-density point clouds, enabling detailed 3D models for complex environments.
• Drone Surveying: We use drones for aerial data collection, facilitating tasks such as land mapping, earthworks analysis, and construction site inspections.
• Scan to BIM: We convert laser scan data into Building Information Models, providing a comprehensive digital representation of physical spaces for design and analysis purposes.
• Reality Capture: Combining terrestrial scanners and UAVs, we create accurate 3D models of existing site conditions, aiding in visualization and planning.

Our land surveying clients require absolute accuracy and responsive service. We cover every aspect of surveying, from residential lot surveys to major land development, from preliminary topographic surveys to land title surveys. We understand the importance of keeping projects on schedule, and we’re committed to ensuring that clients receive information in a timely and cost-effective manner.

Boundary Surveys – A boundary survey identifies and marks the property lines of a parcel based on deed/plat research, field monumentation, and measured evidence on the ground. It’s used for buying/selling, fencing, building additions, resolving encroachments, and confirming what you actually own. We combine records research with field measurements (GPS and robotic total stations) to locate boundary evidence and deliver a clear drawing you can rely on.

ALTA/NSPS Land Title Surveys – An ALTA/NSPS survey is the gold standard survey for commercial transactions and is built to meet lender/title insurance requirements and reduce risk before closing. It maps boundary lines, improvements, access, easements, rights-of-way, and other items that can impact ownership and value (often including selected “Table A” items). We coordinate closely with title companies, attorneys, and lenders to ensure the survey supports underwriting and helps avoid surprises at closing.

Parcel Split / Boundary Line Adjustment – A parcel split or boundary line adjustment changes property boundaries to create a new lot or shift an existing lot line for development, sale, or zoning/setback needs. We survey the current boundaries and prepare the exhibits, legal descriptions, and plats so the new lines are clear, and ready for city/county approval.

Subdivision Plats – Subdivision plats (or replats) formally create lots, easements, and rights-of-way in compliance with city/county standards and state requirements. They’re required for new subdivisions, lot splits, and many development projects before building permits or sales can move forward. We handle the survey, layout, drafting, and coordination needed to produce a plat that reviews cleanly and records properly.

Construction Staking – Construction staking transfers the design from the engineer’s plans onto the ground. We layout the building corners, curb lines, grading hubs, utility alignments, and critical control points. It’s how contractors build the project in the right location, at the right elevations, with fewer rework surprises. We establish reliable site control and provide layout that keeps the job moving, with as-builts or verification as needed.

Right-of-Way Surveys – Right-of-way (ROW) surveys define existing and proposed public corridor boundaries for roads, highways, and infrastructure projects. They support design, permitting, utility coordination, and (when applicable) acquisition and compensation workflows. We measure and map ROW lines, centerlines, monuments, and adjoining property impacts so project teams can build confidently and document impacts accurately.

Topographic Survey – A topographic (topo) survey maps the existing ground features and elevations of a site and may depict contours, drainage paths, pavement, buildings, trees/vegetation lines, ditches, channels, and visible utilities. Engineers and architects use topo surveys for site design, grading plans, stormwater design, and permitting. We use GPS, robotic total stations, drones and scanners to capture accurate, design-ready data.

Legal Descriptions – A legal description is the written definition of a parcel or easement. They are used in deeds, plats, easement documents, and many permitting/financing workflows. We prepare new descriptions and can revise or clarify existing descriptions when records are ambiguous. The goal is precision and clarity: a description that matches the intent, fits the geometry, and holds up under review.

Utility Surveys – A utility survey documents visible utility features (manholes, valves, pedestals, meters, poles, etc.) and ties them to a project coordinate system so designers can plan around them. Depending on scope, it may incorporate records research and coordination with utility locate services to reduce conflicts during design and construction. Our goal is to give your team a dependable utility base map that improves constructability and lowers the chance of costly redesigns or field conflicts.

Easement Exhibits – An easement exhibit is a drawing (often with a written description) that defines an area being granted or used for access, utilities, drainage, or other purposes. These are commonly needed for development, financing, utility coordination, and legal documentation. We create clear, recordable exhibits that show location, dimensions, and ties to boundary lines so attorneys, title companies, and agencies can process them without back-and-forth.

Elevation Certificates – An elevation certificate documents building and grade elevations relative to FEMA flood information and is often required for flood insurance, permitting, or mitigation planning. It can confirm whether a structure is above a base flood elevation or in/out of a special flood hazard area. We take the required field measurements and prepare the Elevation Certificate so owners, insurers, and jurisdictions have defensible, standardized data.

The technology behind Schemmer’s work:

GPS – GPS/GNSS lets us measure and set points with high precision over large areas, efficiently establishing site control and tying projects to state plane or local coordinate systems. It’s especially effective for tasks where speed and consistent accuracy matter.

Robotic Total Stations – Robotic total stations deliver extremely precise measurements and layout which is ideal for tight sites, building corners, utilities, and construction staking. They excel where line-of-sight detail matters and when we need repeatable accuracy around structures and improvements.

Drones for Hydrographic and Aerial Surveys – Drones allow us to collect aerial imagery and surface data quickly for larger sites, corridors, and areas that are hard to access on foot. For hydrographic-related needs, drone-based workflows can help document shorelines, channels, and surface conditions (scope-dependent). The result is faster coverage, strong visual documentation, and data that supports design and planning.

Scanners (3D Reality Capture) – 3D scanners capture dense point clouds of the existing conditions of buildings, industrial sites, complex corridors, or tight urban environments – places where traditional surveying methods would be slow or produce incomplete data. This produces highly detailed deliverables for design and renovation work, helping teams reduce unknowns before construction.