Land surveying services in Central Florida

Boundary Surveys

Identify property corners, boundary lines, easements, and related site conditions for residential, commercial, and rural properties.

Learn about boundary surveys, preparation, and common questions

Boundary Line Staking

Boundary line staking places visible markers along an established property boundary so its location can be recognized on the ground. This service is useful when installing a fence, managing vegetation, or identifying the limits of a property. Stakes or flags are placed at selected intervals according to the terrain, visibility, and intended use. Before staking begins, sufficient boundary evidence and survey information must be available to establish the line reliably. Temporary line markers communicate the boundary's location but do not replace permanent property corner monuments.

Fixed Improvement Surveys

Fixed improvement surveying documents buildings, driveways, fences, patios, and other permanent features in relation to the property boundaries. Whisler generally performs this work as part of a boundary survey rather than as a separate service. These measurements help owners and designers understand how existing improvements occupy the property and relate to boundary lines and documented easements. When elevations and ground conditions are also needed, fixed improvement measurements can be combined with a topographic survey. The features included are established around the intended use of the completed survey.

Topographic Surveys

Collect elevations, features, improvements, and site data used by engineers, architects, builders, and permitting teams.

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Elevation Certificates

An elevation certificate documents specified building and ground elevations using FEMA's prescribed form. It may be needed for local floodplain administration, construction documentation, or an insurance professional's evaluation of flood risk. Whisler measures the applicable elevations and records the building information, photographs, and reference data required for the assignment. The stage of construction determines which observations can be completed at the time of the survey. Clients should identify whether the request concerns a proposed, unfinished, or existing structure and provide instructions from the permitting authority or insurer.

Building Layout

Building layout establishes field reference marks for the proposed position of a structure before construction begins. Using the project plans and established property boundaries, Whisler transfers the intended building location to the ground for the contractor's use. This service helps coordinate excavation and foundation placement with the proposed site arrangement. Clients should provide current building and site plans and coordinate the layout with their contractor's schedule. The placement and type of reference marks are determined according to the project requirements and construction methods.

Foundation Location Surveys

A foundation location survey measures an installed foundation and documents its position in relation to the property boundaries. It provides owners, builders, lenders, or reviewing authorities with a measured record of the foundation's placement during construction. The resulting drawing shows the foundation configuration and relevant distances to the boundary lines, together with other information required for the assignment. This service is performed after the foundation is in place, while building layout establishes reference marks before construction. Clients should identify required submission dates so the survey can be scheduled at the appropriate stage.

Construction Layout & Staking

Translate approved plans into field layout points for roads, utilities, building pads, drainage, and site improvements.

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Form Board Surveys

A form board survey measures the position of foundation forms before concrete is placed. It documents the proposed foundation's location in relation to property boundaries and relevant site references while adjustments may still be practical. This service is commonly requested during residential construction by builders, lenders, or permitting authorities. The drawing shows the measured form configuration and its relationship to the parcel, with additional information determined by project requirements. Clients should schedule the survey after the forms are established and allow sufficient time for review before concrete placement.

Final Surveys

A final survey documents a property after the principal construction and associated site improvements have been completed. It is commonly requested near project closeout, a real estate closing, or the final stages of permitting and lender review. Whisler locates completed features included in the assignment, such as buildings, driveways, and walks, and shows their relationship to the property boundaries. Boundary monumentation is evaluated as appropriate to the scope, particularly where construction may have disturbed existing markers. Scheduling after the required improvements are complete helps ensure the drawing represents the finished property.

ALTA/NSPS Land Title Surveys

Prepare survey documents for real estate transactions, lenders, attorneys, and title review when detailed site information is required.

Learn about alta/nsps land title surveys, preparation, and common questions

As-Built / Record Survey

An as-built or record survey measures completed construction to document the locations, elevations, and dimensions required by the project engineer. Whisler surveys storm drainage, sanitary sewer systems, water lines, roads, and other constructed features included in the engineer's requirements. The information provides a measured record of installed conditions for engineering review, project closeout, and future reference. The scope, required measurements, and file formats should be coordinated with the engineer before fieldwork begins. Features that will become buried or concealed should be scheduled for measurement while accessible, with the contractor coordinating access at the necessary construction stages.

Platting & Subdivision Surveys

Platting and subdivision surveys support the creation or reconfiguration of lots, streets, easements, and other development elements. The process generally begins with establishing the parent tract's boundaries and coordinating the proposed division with the design team and reviewing authorities. Survey work may include boundary research, plat preparation, and placement of the monuments required for the approved subdivision. The completed plat provides a formal depiction of the subdivision for review and, where applicable, recording. Clients should anticipate coordination among the owner, surveyor, design professionals, and public agencies, with timing influenced by the approval process.

Site Plans

Whisler prepares site plans by depicting proposed improvements on an existing boundary survey previously performed by our firm. This service helps owners communicate the intended placement of buildings, additions, driveways, and other improvements within the surveyed property. Proposed features are drawn using the dimensions and layout information provided, allowing their relationship to property lines and existing conditions to be evaluated. Clients should provide supporting plans or dimensions and any instructions from the reviewing authority. Engineering or architectural design requirements are coordinated separately when needed for the project.

Legal Descriptions & Description Sketches

A legal description defines a parcel or interest in land in written form, while a description sketch illustrates its geometry and relationship to reference features. These documents are commonly prepared for conveyances, easements, parcel divisions, lease areas, and other defined land interests. Whisler develops the description from the appropriate records and survey information, with attention to dimensions, bearings, reference points, and closure. The sketch helps the reader understand the area described and its placement within the surrounding property. Clients should explain the intended use, since a description sketch does not necessarily represent a field survey of existing conditions.

Tree Location Surveys

A tree location survey measures and plots selected trees within the area being surveyed. This information is useful for site planning and evaluating which trees may be affected by construction. Whisler identifies trees by basic species or group, such as oak, pine, or palm, and records additional measurements where included in the assignment. The survey allows owners and designers to relate located trees to property boundaries and other site features. Clients should identify the area and selection requirements before fieldwork; detailed botanical identification or tree health evaluations should be obtained from an appropriate specialist.

Wetland Boundary Location

Wetland boundary location surveying measures and plots markers placed by an environmental professional who has delineated the wetland limits. The client arranges wetland delineation and flagging before Whisler's fieldwork. Once the markers are in place, we survey their positions and depict the identified line on the survey, identifying the delineation as supplied by others. This information helps project professionals evaluate the relationship between the marked wetland limits, surrounding improvements, and proposed development. Markers should be clearly identified and remain visible until the survey measurements are complete.

Clearing Limits Flagging

Clearing limits flagging marks the designated extent of vegetation removal on a construction site. It helps contractors recognize where clearing is intended to occur and where vegetation or other site areas are to remain protected. Whisler transfers the specified limits from the project documents to visible field markers, with spacing suited to the terrain and work. This service is particularly useful near property boundaries, preservation areas, and other locations requiring careful control. Clients should provide the current approved plan and arrange for damaged or missing markers to be replaced before work proceeds in the affected area.

Volumetric / Quantity Surveys

Volumetric and quantity surveys measure surfaces or material limits to calculate quantities for stockpiles, excavation, embankments, and other earthwork. Contractors, owners, and engineers use this information for estimating, progress tracking, inventory management, and project accounting. Calculations may compare a measured surface with a defined base, an earlier survey, or the proposed design, according to the assignment. The survey documents geometric volume; conversion to weight or other payment quantities may require information about material characteristics and contract requirements. Clients should identify the intended use, measurement limits, units, and comparison method before fieldwork.

Survey Updates & Map Recertifications

Whisler provides updates and recertifications for surveys originally prepared by our firm. Changes to client names or certification information may be made without a site visit when verification of current conditions is not required; the original fieldwork and drawing dates remain unchanged. When a survey must be updated to a current date, we revisit the property, document relevant changes, and reflag the boundary. The drawing is then revised to reflect the updated work and observed conditions. Clients should provide the previous Whisler survey and the recipient's requirements so we can establish the appropriate scope.

Safe-Upland Line Staking

Safe-upland line staking places visible field markers using the applicable elevation issued by the Florida Department of Environmental Protection. Whisler uses that elevation to locate and stake the line for dock, seawall, and related waterfront construction projects. These marks give owners and contractors a physical reference for coordinating proposed work with project plans and permitting requirements. Clients should provide available waterfront plans and relevant permitting correspondence so the intended use and staking limits are established before fieldwork. The completed staking identifies the line on the ground for the project team's use.

Lot Splits & Parcel Divisions

Lot split and parcel division services support the separation of an existing property into specifically defined parcels. Whisler evaluates the parent parcel's boundaries and prepares the survey information, descriptions, or sketches needed for the proposed division. This service may be used for a sale of part of a property, family conveyances, or a change in how land is held and used. The configuration must be coordinated with local review requirements, and some divisions may require formal platting. Clients should describe the intended division and provide any guidance received from the planning or reviewing authority.

Easement Surveys & Staking

Easement surveys identify and depict an area intended for a defined use, such as access, utilities, or drainage. The work may involve locating a recorded easement, preparing survey documents for a proposed easement, or staking its limits in the field. Owners and project teams use the information to understand the easement's relationship to buildings, boundaries, and proposed improvements. Whisler relies on the governing description and supporting records to establish the area being surveyed. Clients should provide relevant documents and identify whether they need mapping, a new description, staking, or a combination of services.

Right-of-Way Surveys

A right-of-way survey establishes and maps the limits of a roadway or other defined corridor using applicable records and field evidence. It is commonly needed for transportation improvements, utility projects, property acquisition, and planning near public corridors. The work may include locating monuments, reviewing recorded maps and descriptions, and measuring features relevant to the project. The information helps distinguish right-of-way limits from visible pavement, shoulders, or other occupied features. Clients should identify the corridor limits and provide available agency records or project instructions.

Route Surveys

A route survey collects information along a proposed or existing linear project, such as a road, pipeline, utility extension, or drainage corridor. It provides the positions, elevations, and site features needed to evaluate an alignment and develop the design. The assignment may include profiles, cross sections, topographic mapping, and connections to established survey control. Survey limits and detail are coordinated with the design team to capture conditions that influence the proposed route. Clients should provide the anticipated alignment, corridor width, and design requirements before fieldwork begins.

Survey Control & Benchmark Establishment

Survey control and benchmark establishment creates reference positions and elevations for consistent use throughout a project. Horizontal control establishes position, while vertical benchmarks provide elevation references tied to a specified datum. These services are useful when multiple construction phases, design teams, or contractors need a common measurement framework. Whisler establishes and documents the points, including information needed to identify and use them appropriately. Reference points should be protected from disturbance so their reliability can be maintained throughout the work.

Monitoring Well & Soil Boring Location Surveys

Monitoring well and soil boring location surveys document positions and applicable elevations of identified environmental or geotechnical investigation points. This allows consultants and engineers to relate their findings to measured locations within the site. The client or consultant must identify and clearly mark the features before Whisler's field visit; we do not probe or excavate to locate concealed features. We measure accessible features or supplied markings and identify on the survey when locations have been marked by others. Required identifiers and elevation references should be supplied in advance so the measurements correspond with the consultant's records.

Septic System & Well Location Surveys

Septic system and well location surveys measure and plot features identified by the client or a qualified service provider. These positions may be needed for property documentation, proposed improvements, or site planning and permitting. Whisler does not probe, excavate, or independently locate concealed wells, septic components, or other underground features. The client must arrange for features to be located and marked before the survey, and our drawing indicates that those locations were marked by others. The surveyed positions represent the supplied markings, making accurate identification essential to the completed drawing.

Title Commitment & Survey Document Review

Title commitment and survey document review examines supplied records to identify information relevant to the survey assignment. This may include the parcel description, recorded easements, previous surveys, and documents referenced in the title commitment. The review helps establish the scope and identify records needing clarification or further investigation. Findings are incorporated into the survey work where applicable so recorded matters can be evaluated in relation to measured conditions. Clients should provide the complete commitment and referenced documents, with questions about legal rights or insurance coverage directed to their attorney or title professional.