As-built surveys, explained

What an as-built survey is

Florida's surveying rules list as-built and record surveys among the surveys that are the practice of surveying and mapping, the same as boundary, topographic and elevation surveys.

In Orlando, the city's survey section reviews and accepts or rejects the as-built survey for both private developments and public improvement projects.

Sources: What an as-built survey is; Florida: as-built surveys are licensed surveying work

When a building department asks for one

Golden Valley, Minnesota requires a certified as-built survey, checked against the proposed survey, in digital form before it issues a certificate of occupancy.

In Boca Raton, Florida, no inspections continue after the slab inspection until a spot survey and an elevation certificate are submitted and approved.

When the Boca Raton project is finished, an elevation certificate (or flood proofing certificate) and a final survey are needed for the final certificate of occupancy.

Cherokee County, Georgia requires a commercial as-built plan before a certificate of occupancy, starting with a boundary survey, building setbacks and building locations and elevations.

The Cherokee County as-built must carry a signed, sealed statement by a Georgia professional engineer, land surveyor or landscape architect that the storm drainage works as designed.

Sources: Golden Valley, MN: no certificate of occupancy without one; Boca Raton, FL: a spot survey after the slab; Cherokee County, GA: commercial as-builts before occupancy

What it shows

Golden Valley's list for an as-built includes the lot lines, every building and structure with distances to the property lines, the building setbacks, and the lowest floor and top of foundation elevations.

The as-built must show every recorded easement and carry a registered surveyor's signature.

If the lot is in or next to a 100-year floodplain, the as-built must show the flood elevations and where they fall; lots outside the FEMA floodplain are noted as such.

Cherokee County's commercial list adds floodplain limits, flood zones and the finished floor elevations tied to them, plus stormwater pipes and ponds.

Sources: What a residential as-built shows; Floodplain limits on a commercial as-built

Setback checks during construction

San Luis Obispo County, California requires any structure within five feet of the minimum setback to be certified by a licensed land surveyor or authorized civil engineer before the foundation inspection is approved.

The same county does not accept survey stakes as a property corner or a fence line as the property line when checking setbacks.

Clear Creek County, Colorado requires a setback verification form completed by a Colorado licensed surveyor when a building is within ten feet of the minimum setback, before the framing inspection.

Clear Creek County says it started requiring surveyor verification after finding that many owners and builders did not know exactly where their boundaries were, which led to setback encroachments and variance requests.

Sources: San Luis Obispo County, CA: setback certification at the foundation; Clear Creek County, CO: surveyor setback verification