How to Budget for a Land Survey: Costs and Considerations
Land surveys are critical to the success of any midstream oil and gas project. Whether you’re overseeing the development of pipeline corridors, managing a facility site, or planning infrastructure for energy operations, accurate surveys are essential for legal clarity, regulatory compliance, and project efficiency.
Choosing the right type of survey that aligns with both your project needs and legal requirements is key. Understanding the factors that influence land survey pricing and services will help you create an effective budgeting strategy, reducing costs while ensuring quality results. For companies in the oil and gas sector, this is crucial to keep project overheads manageable without compromising the precision and reliability of the survey data.
4 Common Types of Land Surveys
Various types of land surveys cater to different needs, and each employs specialized techniques to provide critical data. Explore the most common types below.
1. Boundary Surveys
A boundary survey is critical for defining property lines with precision, resolving disputes, preventing encroachments and ensuring compliance with zoning laws and building codes. It involves record and field research to set boundary lines in accordance with the relevant state laws. These surveys rely on a combination of field measurements, historical deed records and modern geospatial technology.
2. Topographic Surveys
Topographic surveys map a site’s manufactured and natural features, including bodies of water, trees, existing structures and roads. Surveyors use GPS, light detection and ranging (LiDAR) and traditional survey instruments to create a detailed, three-dimensional land representation. This data informs architects and engineers about grading requirements, drainage solutions and more. These surveys are essential for engineering design, environmental assessments and land development.
3. ALTA/NSPS Land Title Surveys
These land title surveys adhere to national standards established by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These high-detail surveys are typically required for commercial real estate transactions and large-scale land acquisitions. They include additional information like zoning classifications, flood zones, easements and rights-of-way.
4. Construction Surveys
Construction surveys verify that projects are built within permitted boundaries, at the right elevation and in compliance with detailed design specifications. The process begins with site staking, where surveyors physically mark reference points for excavation, foundation placement and utility lines. As construction progresses, as-built surveys verify that the work aligns with the approved plans.
Key Factors Influencing Survey Costs
When planning a land survey for oil and gas infrastructure, understanding the costs involved is critical. Whether you’re conducting a pipeline right-of-way survey, a topographic mapping survey, or an as-built verification survey, various factors impact the overall budget. Below are the top cost considerations for energy sector surveys and what you should account for when planning your next midstream project.
Project Size: Surveying a 5-acre pump station is far less complex than surveying a 50-mile pipeline corridor. Larger projects demand more survey crews, increasing labor and mobilization costs, along with additional data collection using GPS, Total Stations, and LiDAR scanning. In many cases, remote sensing and aerial survey techniques are necessary to efficiently cover vast areas.
Terrain Complexity: Terrain also plays a critical role in survey costs. Dense forests, wetlands, steep slopes, and extreme weather conditions create access challenges, often requiring ATVs, helicopters, or boats to reach the site. Crews may face extended field time due to difficult working conditions, and certain environments require special permits and adherence to strict safety regulations, further increasing costs.
Regulatory & Permitting Requirements: The oil and gas industry must adhere to strict federal, state, and local regulations, which directly impact land survey costs. Pipeline and Hazardous Materials Safety Administration (PHMSA) compliance requires precise data collection and reporting to ensure pipeline safety and integrity management. For projects crossing protected areas, additional wetland delineation, endangered species assessments, and environmental impact surveys may be necessary. Likewise, securing Right-of-Way (ROW) permits for midstream infrastructure demands detailed mapping and legal descriptions, adding to both time and expense.
Technology & Equipment Used: The choice of surveying technology significantly affects costs. Traditional ground-based methods, such as Total Stations and GPS receivers, remain standard, but advanced techniques offer greater accuracy and efficiency at a higher price. LiDAR scanning enhances precision in pipeline corridor mapping and facility site planning, though it comes with added expenses for equipment and data processing. Drone (UAV) surveys provide a faster, cost-effective alternative for large areas but may require FAA approvals in certain locations. For detailed infrastructure mapping, 3D laser scanning and photogrammetry create highly accurate digital models for compressor stations, metering facilities, and refineries. Projects near water bodies often require hydrographic and bathymetric surveys, utilizing sonar technology to map underwater terrain and sediment conditions.
Data Processing & Deliverables: Survey costs extend beyond fieldwork to include data processing, analysis, and reporting. Deliverables such as CAD/GIS mapping files support engineers and project planners, while high-resolution 3D models provide detailed visualizations for facilities and midstream infrastructure. Additionally, regulatory reports are often required to ensure compliance with PHMSA and environmental agencies, adding to both time and expense.
How to Budget for a Land Survey
Budgeting for a land survey requires careful consideration of various factors to ensure that all aspects of the project are covered. Here’s how you can approach budgeting for a land survey, especially for midstream oil and gas projects:
Define the Project Scope & Requirements: When budgeting for a land survey, start by defining the project scope and requirements. Determine the type of survey you need, whether it’s boundary, topographic, as-built, or hydrographic. Additionally, identify the specific deliverables, such as CAD/GIS mapping, 3D models, or regulatory reports. Finally, assess the complexity of the survey, considering if specialized data collection methods or equipment will be necessary.
Estimate the Size & Terrain of the Survey Area: To estimate the cost of a land survey, consider the size and terrain of the survey area. Larger survey areas will require more survey crews and extended fieldwork, which increases costs. Additionally, the terrain plays a significant role; difficult or remote locations will demand extra logistics, specialized equipment, and more time, further driving up the overall expenses.
Evaluate Technology & Equipment Needs: When evaluating the technology and equipment needs for a land survey, determine if advanced tools like LiDAR, drones (UAV), or 3D laser scanning are required. Furthermore, factor in the costs associated with using specialized equipment and the need for data processing and analysis to ensure the survey’s accuracy and efficiency.
Factor in Permits & Regulatory Compliance: While factoring in permits and regulatory compliance, take time to consider that projects involving Right-of-Way (ROW) or environmental assessments may incur additional costs for obtaining permits or completing compliance reports. Be sure to include potential fees for PHMSA compliance, wetland delineation, and other regulatory requirements in the overall budget.
Plan for Unexpected Costs: It’s important to set aside a contingency budget to cover unforeseen issues, such as weather delays, difficult terrain access, or additional permitting requirements. Additionally, account for potential price fluctuations in equipment rentals or labor rates to ensure the budget remains flexible.
Factor in Project Timeline:
Consider how the project timeline impacts costs. Projects with tight deadlines may require additional resources, which can increase overall expenses. On the other hand, longer surveys may reduce daily costs due to economies of scale, though careful planning for mobilization and demobilization is still necessary.
The Importance of Hiring a Professional Land Surveyor
While cost control is a consideration, hiring an experienced, licensed surveyor is critical for the following reasons:
Legal and compliance considerations: A licensed surveyor adheres to local, state and federal regulations, reducing the risks of fines, project delays and legal disputes.
Quality assurance: Accuracy prevents costly mistakes. A professional surveyor provides precise and verified data, detailed documentation and liability protection against potential errors.
Long-term cost savings: Hiring an expert prevents expensive problems like re-surveys and construction issues down the road. A certified surveyor can also increase property value by providing clear documentation and legal assurance.
Avoiding common mistakes: A professional knows which common mistakes to avoid during a land survey that can increase costs unnecessarily. These include legal description errors, neglecting environmental factors, incorrect boundary identification and inaccurate topographic data.
Trust Gulf Companies for Reliable Surveying
Whether determining property ownership, preparing a site for construction or securing financing for a major commercial development, accurate land surveys provide the data needed to make informed decisions and avoid costly mistakes. Investing in professional surveyor services keeps your project compliant and protects property owners and developers.
Gulf Companies offers interstate field services, including various land survey services. Licensed to operate in multiple states, we are committed to offering you a value-driven partnership, delivering high-quality work and prioritizing integrity management. Our teams use the latest technology and leading industry software for quality control and to create final deliverables. With more than 35 years of experience, you can trust us with land survey tailored to your project’s needs.
