Based in Northern Virginia, CAP’s professionals have 25 years of experience
in commercial and residential construction stakeout, as-built surveys,
ALTA/boundary/topography survey, record and easement plats.
CAP Surveying Services
CAP professionals have 25 years of experience surveying commercial and residential projects. Please see below for a brief outline of these services.
ALTA/NSPS Land Title Surveys
CAP professionals have 20 years of experience preparing certified ALTA/NSPS Land Title Surveys in Northern Virginia. It is our belief that a detailed site survey and comprehensive title review only gets you part of the way. Unparalleled client support throughout the settlement process is essential. With detailed written explanations/ answers, map overlay exhibits outlining complicated access issues, and colorized easements, CAP provides the most professional and unique support experience to client, lender’s counsel and title firms.
Some notable projects:
- Dulles Town Center | Reston Town Center | Tysons Corner
- Walgreens | U-Haul | Shopping Centers | Military Bases
- Planned Urban Development sites
Establishing a property line is at the heart of what we do as surveyors. This task – although appearing quite simple, requires the most judgement, experience, and skill of any land surveyor. We have done it all, from spite strips, to overlapping property lines – highway fronting commercial sites, to some of the largest planned urban developments in Northern Virginia.
While we’ve been surveying for 25 years, we’ve also been engineering – Surveying and Design have always been closely tied. We’ve provided support for civil, landscape architect, and architectural design teams for our entire careers. From green fields to paved roads, we’ve surveyed and drafted the land on small and enormous scales. We are expert in the use of AutoCAD, Civil 3D, Carlson, and all of the field software packages.
Our goal is to provide a base to the design team that not only provides all the data needed, but contains organized and simple to use raw and 3D information. Many design bases are still in use 5-10 years later, and we like to answer all the questions – up front!
Record / Easement Plats
Preparing a plat is only the beginning. Getting it through lengthy jurisdictional review processes is the real task. When it comes to plats, we’ve done it all. A boundary line adjustment involving 200 square feet, and the same involving 1,100 acres. In Loudoun County alone, Chad Jernigan has certified the platting of 5000+ lots – an achievement we are very proud of here at CAP. Chad has sat with the review board many times and has weighed in with staff on future plat review methods.
To say that CAP understands the plat review process is an understatement. We coordinate efficiently and closely with reviewers and legal counsel to expedite the recordation.
This unique type of survey is something we’ve done for many different types of project. Understanding condo requirements, and working closely with the attorney produces great results every time. For 14 years we worked closely with a 40-year survey veteran of Northern Virginia and Maryland surveying, preparing condominium documents for Reston Town Center, Cascades, Spring Hill, to name a few.
Some notable projects:
- Dunn Loring Metro Station | Reston Station | Landmark Mall
- Mixed-Use Development Sites | Condo Conversions
Utility As-Built Surveys
CAP professionals have worked with design teams, utility coordinators, and utility designators for their entire careers. In his early days, Paul Quinlan took a two-year break from his civil/survey background to work full-time with a land development design/build firm. Paul provided daily support for multiple utility crews. Working in the trenches helped provide a fuller understanding of the complex world of underground utilities. In his spare time Chad Jernigan has worked with a designation firm to learn the ins and outs of their process.
House Location Surveys
This type of survey is most often used for title insurance during the settlement process. It is the most common survey and it’s one we’ve been preparing repeatedly for 25 years.
Many firms produce nothing but this type of survey, and with flat-rates, and repeat clients the professional side of this type of work can easily be overlooked. Some firms require 10+ surveys per-day from each survey team. In an normal working day, with travel time, some facets of the survey will undoubtedly suffer. The consequences further down the road can be disastrous for the homeowner and/or insurance provider. Many times there are multiple disclaimers and contradictory statements on house location surveys with language that the client simply may not fully understand.
So what make us at CAP any different? In a word: Professionalism. We believe that each survey should be prepared with care and attention to detail. We stand proudly behind our work, and while this may mean going the extra mile, we will always be competitive with our pricing structure.
CAP professionals have 25 years of experience staking commercial and residential projects and have submitted as-built site plans to all jurisdictions in Northern Virginia and surrounding areas.
Land Development Stakeout
CAP professionals have 25 years of experience staking everything Land Development related. We’ve worked on some of the biggest planned urban developments, and some of the tightest high-rise commercial construction sites. What differentiates CAP from other firms is the unparalleled professional service and support we provide. We understand the dynamic scheduling of construction work, and the need for accurate information quickly.
To best serve our clients, CAP have a completely unique approach to stakeout – we bring the office to the site. Our construction stakeout vehicle design houses a mobile office, fitted with desk/chair, printer, mounted computer and monitors, AutoCAD, internet, and printer. This offers the following advantages over a traditional survey firm:
- Cut-sheets delivered at time of stakeout.
- Re-compute survey stakes on site with superintendent present.
- Calculate and overlay utility as-builts on site.
- Provide answers when they’re needed, not the next day.
It is our goal to better service our clients with this cutting edge, and more modern approach to construction surveying.
We have provided survey stakeout for a great many general contractors, and worked on some of the bigger urban developments in the area.
As with our land development process, the unique approach of bringing the office to the site helps matter greatly when it comes to building control layout, or trying to fit survey stakeout into an ever changing environment.
The service we provide offers the optimum environment and tools to re-calculate survey points based on current site conditions, including printouts and cut sheets at time of survey.
Notable Projects include:
- Reston Town Center | Dunn Loring Metro | Dulles Town Center |Hoffman Center | Tysons Corner
- Walgreens | Hotel sites | Public Schools | Office/Warehouse
- Planned Urban Development sites
Spanning two decades in Northern Virginia alone, we have been a major part of the house construction process. Our expertise in this area includes the following:
- House-Grading Plans
- House Stakeout (Footer Stakeout)
- Basement Wall Layout (Brick Points)
- Wall Check
- House Location Survey
- Building Height Certification
- Setback Certification
- Property Corner Stakeout
We have worked with all the major homebuilders on demanding planned urban developments, and with individual homebuilders on small and large scale sites. Some notable projects include:
- South Riding | Brambleton | Ashburn | Broadlands | Cascades
- Seven Hills | Landsdowne | Willowsford | Wentworth Greens
- Spring Hill | Cook Inlet | Kensington Manor
- Buckingham Village | Cameron Station
- Many single lot sites in Arlington, Alexandria, Town of Vienna, City of Fairfax, City of Falls Church, Fairfax County, Loudoun County, Prince William County
As-Built Record Drawings
While we’ve been surveying for 25 years, we’ve also been engineering. Surveying and Design have always been closely tied, and because of this we’ve as-built hundreds of developments, providing solid, easy to understand record drawings for submission to the corresponding jurisdiction.
It’s important in the world of as-builts to understand the unique requirements of each jurisdiction, and to track the review process once the submission has been made.
At CAP we understand that the client is typically on bond until the as-built is approved, and we coordinate regularly with the reviewer to expedite this process.
Homeowners Associations (HOA) have fast become major land owners in Northern Virginia. Fairfax County alone has over 17,000 acres of land under HOA ownership. With the passage of time, certain HOA’s have begun to see some problems with the maintenance of their land. Previously clear property line divisions, have become unclear. Small trees have become big trees, and the overall limits of the HOA controlled parcels is often in question.
Where does HOA maintenance end? – and homeowner maintenance begin?
Homeowner fences & walls on HOA property
This can present a maintenance obligation question, especially as owners change periodically.
Who’s responsibility is it for removal of a fallen or dead tree?
HOA/Owner Property Drawings
Where is my property? CAP’s HOA Property Line drawings are designed to be a customized aide to the HOA. We include locations of any significant features within 5-10 feet of the HOA property, such as trees, fences, walls, piers, etc., and dimension distances to the line.
This certified physical improvement drawing (provided in PDF and hardcopy) can be kept on file for years and is of tremendous benefit when it comes to any potential dispute with an adjacent.
Note: Quite often the record plat for a subdivision is old, hard to read, disjointed, and doesn’t really offer any answers as to where the property actually is! Homeowners typically receive a house location survey which often shows a shared property line with the HOA. This survey doesn’t show trees, or landscaping, and is rarely of any real help if a property line question arises.
When a tree falls near an HOA property line, it is often the HOA’s responsibility to remove it. As the tree gets bigger the cost does too. CAP can provide the following solutions:
- Tree Tags: The trees are tagged with permanent markers, as to whether they are on HOA property or not
- HOA/Owner Property Drawings specifically showing tree locations
- Property Line Stakeout – The property lines in the vicinity of specific trees are staked at visible intervals. This makes it clear to all land owners where the lines are
Property Line Walk – The Budget Choice
We understand that not all HOA entities have the budget for preventative maintenance, and with this in mind we have a solution that can help. A property line walk of the HOA land property with the representative(s). This exercise is preceded by a quick study of the plats, and the surveyor takes along only the magnetic locator and shovel. No equipment is set up, and no corners are installed. Any existing property corners found along the walk will be staked for HOA representative’s benefit.
This task, which is by no means a comprehensive survey, is sometimes all that is needed to give the HOA an understanding of their land. Fees for this service are typically charged by the hour, and we try to make it as quick as possible.
Property Line Stakeout
In this exercise we place stakes at visible intervals along any or all HOA property lines. These stakes can be used as a visual aide, or to install permanent HOA signage at a later date.
This is a much more permanent version of the Property Line Stakeout and includes an aluminum sign on metal sign post with the HOA name on the sign.
As a home owner, you may need a recently certified house location survey, or you may want to know where your property lines actually are.
House Location Surveys
This type of survey is most often used for title insurance during the settlement process. It is the most common survey and it’s one we’ve been preparing repeatedly for 25 years. Many firms produce nothing but this type of survey, and with flat-rates, and repeat clients the professional side of this type of work can easily be overlooked. Some firms require 10+ surveys per-day from each survey team. In an normal working day, with travel time, some facets of the survey will undoubtedly suffer. The consequences further down the road can be disastrous for the homeowner and/or insurance provider.
Many times there are multiple disclaimers and contradictory statements on house location surveys with language that the client simply may not fully understand. So what make us at CAP any different? In a word: Professionalism. We believe that each survey should be prepared with care and attention to detail. We stand proudly behind our work, and while this may mean going the extra mile, we will always be competitive with our pricing structure.
Property Line Stakeout
Property line stakeout involves the recovery, testing, and establishment of the limits of your property. When we do this, we also establish at least one line of every adjacent property to yours. For this reason, CAP researches the record plat or deed for your property and those around you, and takes multiple measurements on the surrounding properties before we establish your corners. The end result will be permanent markers with stakes beside each, per the Virginia subdivision ordinance. These markers can be used as an aide in the construction of fences, decks, or landscaping.
If you are trying to have a deck, pool, or other structure, you will most likely need a permit. To approve this, many times the County will need to waive one or more building restriction requirements to accommodate your request. This process often requires a certified plat showing the existing improvements on the land, as well as those proposed. It is a plat subject to a comprehensive County review. We have prepared many of these plats and followed them through the review process with the County.
Boundary Line Adjustment / Resubdivision Plat
This type of plat alters the property limits of two or more properties. It is required in most jurisdictions for adjustment of any property line. The process may require field work to establish the boundary limits, and to locate any structures on site. This field data and other research is used to create a plat that shows the original and proposed property configurations. This type of plat is subject to a comprehensive jurisdictional review, and may require preparation of a deed document, for which you will need a real estate attorney.
We have prepared many of these types of plats and can assist you from the beginning to end. Our understanding of the review process is very helpful to a home owner for what is usually a one-time event.
Drone / Aerial Mapping
CAP professionals have employed the use of cutting edge drone technology and photogrammetry software for many aerial applications such as:
- Orthometric Photography
- Geo-Referenced Aerial Backgrounds for GIS Mapping
- Aerial Mapping
- Topographic Mapping
- High Altitude Photography
Laser Scanning – High Definition Surveying (HDS)
CAP professionals work with the latest in 3D Laser Scanning hardware and software. Using Leica equipment and software, we’ve conducted laser scanning surveys, for work such as:
- Parking Garage Surveys
Laser scans are used to measure height clearances, travel-way widths, slope of floor slabs etc. This type of survey is highly accurate and is an excellent choice for tie-in of future construction.
- ADA Compliance Surveys
High definition survey techniques are used to gather datasets for engineering analysis. Areas of steep slopes are identified for the purpose of re-design to meet ADA requirements.
- Elevator Shaft Mapping
Scans are used to test the plumbness of door openings, and as-builts drawings prepared showing relative measurements for adjustment.
- High Speed Road Mapping
Scans are an excellent method for mapping pavement with a high resolution of data. Even with consistent heavy traffic, this method produces topographic results like no other.
- Floor Slab Analysis
Highly accurate datasets are pieced together to for a 3D point cloud of the floor slab. ¼” contour maps, color ramp maps, and spot shot grid drawings are provided to client to illustrate undulations in the slab. This data is used by Architects and flooring specialists for analysis and design.
GIS Mapping / Aerial Imagery
Large datasets are a part of everything we do at CAP. Both Paul Quinlan and Chad Jernigan of CAP studied GIS Mapping at George Mason University. This system utilizes geographic and informational databases, aerial imagery and unique tools to build custom maps, or create interactive queries.
For CAP, using GIS is a part of everyday life and has had the following uses:
- Aerial Overlays
- Custom Mapping
- Analysis and query of various land components to produce custom results
- Custom databases for clients, focusing on specific land constraints and factors
CAP Land Surveying is owned and managed by Chad Jernigan, Paul Quinlan, Andrea Spagnoli, and Anne Wells. We are a Northern Virginia based professional land surveying firm with extensive experience in most areas of land surveying. Chad and Paul have worked together since 1998, both having previously trained and worked in construction, engineering, drafting and surveying.
Chad and Paul bring a level of expertise and professionalism to every project, with a modern approach that brings the expertise to the site via mobile office.
Please take a read through the various types of survey we provide, and don’t hesitate to contact us if you have any survey issue. We pride ourselves in providing optimum solutions to our clients, factoring in schedule, accuracy, and budget every time.
For inquires, prices, proposals etc., please use the form below to contact us.