EDUCATIONAL RESOURCES

An Improvement Survey Plat (ISP) provides a detailed snapshot of a property and the improvements located on it. This type of survey identifies property boundaries along with visible improvements such as buildings, driveways, sidewalks, fences, utilities, and other site features.

ISPs are commonly required for building permits, property transactions, refinancing, and development planning. They help property owners, lenders, municipalities, and design professionals verify that existing improvements are properly located relative to property lines, easements, and setbacks.

At Synergy Solutions, we understand that an ISP is more than just a drawing, it is a tool that helps clients make informed decisions and avoid costly issues before construction or permitting begins.

An Improvement Location Certificate (ILC) is a limited survey typically used during residential real estate transactions. An ILC identifies visible improvements on a property, such as the home, driveway, fences, sidewalks, and other structures, in relation to the apparent property boundaries.

ILCs are commonly requested by lenders and title companies during the purchase or refinance of residential property to identify potential encroachments or boundary concerns.

Unlike a full boundary survey, an ILC is generally prepared using existing evidence and record information without performing a complete boundary resolution. Because of this, an ILC is not intended to establish property boundaries with the same level of precision as a Land Survey Plat or Improvement Survey Plat.

You may need an ILC when:

• Buying or selling a residential property

• Refinancing a home

• Requested by a lender or title company

• Verifying visible improvements on a residential lot

An ALTA/NSPS Land Title Survey is a comprehensive survey prepared according to national standards jointly established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS).

ALTA/NSPS surveys are typically used for commercial real estate transactions and development projects where lenders, title companies, attorneys, and property owners require a detailed understanding of the property, boundary conditions, easements, access, improvements, utilities, and potential encroachments.

These surveys involve extensive research, field investigation, and coordination with title commitments and legal documents to provide a detailed representation of the property and matters affecting ownership and development.

You may need an ALTA/NSPS Survey when:

• Purchasing or refinancing commercial property

• Supporting commercial development projects

• Required by lenders or title companies

• Verifying easements, access, and boundary conditions

• Supporting due diligence for real estate transactions

• Evaluating development constraints on a property

Choosing the correct type of survey depends on the project, property type, lender requirements, and intended use of the survey.

ILC

Best suited for:

• Standard residential real estate transactions

• Basic improvement verification

• Lender and title company requirements for residential property

ISP

Best suited for:

• Building permits

• Site improvements and additions

• Commercial properties

• Development planning

• Projects requiring more detailed site information

 ALTA/NSPS Survey

Best suited for:

• Commercial real estate transactions

• Large development projects

• Detailed due diligence investigations

• Complex ownership, easement, and title matters

 At Synergy Solutions, we help clients determine the appropriate level of surveying needed for their project, helping avoid unnecessary costs while ensuring the information provided supports informed decisions and successful project delivery.

Subsurface Utility Engineering (SUE) is the process of identifying, locating, and managing underground utilities before construction begins. Utilities such as water, sewer, gas, electric, fiber optic, and telecommunications lines are often poorly documented or inaccurately mapped, creating major risks during design and construction.

SUE combines utility records research, visible utility mapping, geophysical locating technologies, and vacuum excavation to provide a clearer understanding of existing underground infrastructure.

By identifying utility conflicts early, SUE helps:

• Reduce costly redesigns

• Prevent construction delays

• Improve jobsite safety

• Minimize utility damage

• Increase confidence during design and construction

At Synergy Solutions, we believe successful projects require understanding both the surface and what lies beneath it.

Every successful project begins with accurate information. Engineering design relies heavily on existing site conditions, and incomplete or inaccurate survey data can lead to significant issues later in the project lifecycle.

Without quality survey information, projects may experience:

• Design conflicts

• Drainage issues

• Utility conflicts

• Construction delays

• Increased project costs

Accurate survey data provides engineers, architects, and developers with a reliable foundation for decision-making. It allows project teams to identify potential challenges early, improve coordination, and move into construction with greater confidence.

At Synergy Solutions, we focus on delivering dependable survey information that supports smarter planning, more efficient design, and better project outcomes.

Underground utilities are one of the most common sources of unexpected delays during construction. Many utility systems were installed decades ago, and existing records are often incomplete, outdated, or inaccurate.

Common utility conflicts include:

• Unknown utility crossings

• Incorrect utility depths

• Conflicts between proposed and existing infrastructure

• Abandoned or undocumented utilities

• Misidentified utility ownership

When utilities are not properly identified before construction, projects can experience redesigns, change orders, schedule impacts, and safety concerns.

Subsurface Utility Engineering (SUE) helps reduce these risks by identifying underground utility conflicts early in the design process, allowing teams to make proactive decisions before construction begins.