Terrain is a Howell Company, offering professional land surveying services throughout Maryland. Building on the Howell reputation for exceeding expectations, our projects reflect knowhow and practical steps through your next project in the Chesapeake Bay  area. 

Based in Annapolis, we specialize in land surveying for residential and commercial projects of all types. So whether you’re a homeowner, developer, architect, engineer or site contractor, we have the tools, skills, experience and knowledge of the region to take care of all your surveying needs.

 As expert land surveyors, we pride ourselves in providing our clients with the precise, high-value information you need to achieve your project goals. Our years of surveying experience allow us to search, collect, compile and present that information in a complete, cost-effective package that will provide value throughout the life of your project.

Terrain Offers the following land surveying services:

• Boundary & Property Line Surveys
• Topographic Surveys
• Aerial Drone Surveys
• Foundation/Building Location Surveys
• ALTA/ACSM Land Title Surveys
• Construction Stakeout
• FEMA Flood Certification Surveys
• Liquor License Survey
• Electrical Datum Plane Surveys
• Construction Services
• Easement & Right-of-Way Investigations
  

Boundary and Property Line Surveys

A Boundary Survey is a detailed assessment that establishes the exact property lines and corners of a parcel of land. The survey identifies the true boundaries of your property and can reveal any encroachments, easements, or discrepancies between existing deeds, title reports, and physical occupation.

Whether you are a homeowner, business owner, or developer, a boundary survey is essential before purchasing property, installing fences, starting new construction, or resolving boundary disputes. Our licensed surveyors combined with advanced GPS and total station technology will meticulously research deeds, title reports, recorded plats, and records to deliver accurate, and court-defensible results.

Our Boundary Survey services include:

• Locating and marking all property corners and boundary lines
• Comparing on-site conditions to record deeds, and record plats
• Identifying encroachments, easements, and right-of-ways
• Preparing certified plats, legal descriptions, and easement exhibits
• Coordination with architects, and attorneys to support project planning and compliance

A professional boundary survey prepared by Terrain protects your investment, eliminates guesswork, and ensures every decision from site design to construction starts with confidence in your property limit. We serve residential, commercial, and engineering clients with accuracy, reliability, and professionalism.

Topographic Surveys

A Topographic Survey provides a detailed map of the natural and man-made features of your property, including elevations, contours, trees, buildings, utilities, drainage patterns, and other site improvements. This information forms the foundation for design, engineering, and land development projects, ensuring that every decision is based on accurate site data.

As a topographic survey delivers the critical details you need to plan/design/build efficiently and confidently.

These services can include:

• Detailed mapping of Terrain, elevations, drainage patterns, and contours
• Location of buildings, structures, utilities, driveways, and vegetation
• Integration of boundary and easement data for complete site understanding
• High accuracy GPS and total station measurements
• Digital 3D CAD and GIS deliverables for engineering and design

Aerial Drone Surveys

Aerial Drone Surveys can deliver fast, accurate, and high-resolution data for projects of any scale. Using this state-of-the-art technology, we can capture detailed aerial imagery and topographic data to produce precise maps, 3D models, and surface analyses. These types of surveys are ideal for large scale properties, construction sites, infrastructure projects, land planning, and environmental assessments. With this advanced photogrammetry and LiDAR capabilities, we can provide comprehensive insights to support your design, planning, and monitoring needs.

ALTA/ACSM Land Title Surveys

An ALTA/ACSM Land Title Survey (also known as an ALTA/NSPS Survey) is the most comprehensive type of boundary and title survey available. It is conducted to meet the strict standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). This survey provides a detailed and standardized view of property boundaries, improvements, easements, rights-of-way, and other features that may impact ownership and development. ALTA/ACSM surveys are typically required for commercial real estate transactions, title insurance, and property development. They ensure all parties, buyers, lenders, insurers, and attorneys have a complete and accurate understanding of the property before closing or construction begins.

Our team of surveyors will review the provided title commitment and exceptions to ensure that our survey exhibit provides area of ownership, improvements, and exceptions to be fully compliant with ALTA/ACSM standards. We will work closely with your title and legal teams to ensure your transaction moves forward smoothly.

Construction Stakeout

Building with Confidence starts with our precise construction stakeout services to ensure the project is built with unmatched accuracy. Our expert survey team delivers fast, reliable construction stakeouts that keep your project on schedule and on budget. We work closely with builders, developers, and contractors along with our advanced modern technology equipment to provide services that include:

• Construction of roads, curb and gutter, storm drains, sanitary sewers, and waterlines
• Stormwater facilities
• House and Building layouts
• Limits of Disturbance
• Sediment and Erosion Control measures
• Grade stakes
• Shoreline Improvements
• And many other improvements to the land

Our surveyors at Terrain find communication Paramount, we work closely with site contactors/builders to ensure seamless and accurate experience for all parties involved.

FEMA Flood Certification Surveys

A FEMA Flood Certification Survey (EC) is required for properties in high-risk FEMA flood zones to accurately assess flood risks and determine flood insurance premiums through the National Flood Insurance Program (NFIP). This elevation certificate can be used to provide elevation information necessary to ensure compliance with community floodplain management ordinances and to support requests for a (LOMA) Letter of Map Amendment, (CLOMA) Conditional Letter of Map Amendment, (LOMR-F) Letter of Map Revision Based on Fill, or (CLOMR-F) or Conditional for flood insurance rating purposes in any flood zone. The EC is a key document that can lead to discounts on flood insurance premiums. To determine if your property is in a high-risk flood area, use the FEMA Flood Map Service Center (MSC), which is the official source for all flood hazard mapping products under NFIP.

Liquor License Survey

A liquor license survey is a required site plan prepared by a registered land surveyor or engineer for a new liquor license application, and certain license modifications. The survey documents the property’s physical features to ensure the location meets all zoning and public distance requirements.

Requirements for these site plans and survey include:

• Location and dimensions of all buildings and structures
• Floor area and square footage of all buildings and structures
• Parking areas and the number of spaces
• The distance from the entrance of the proposed location to the entrances of the
  nearest religious facilities and schools
• Surrounding zoning classifications
• Metes and Bounds description of the property

Electrical Datum Plane Surveys

An electrical datum plane survey is a specialized survey for waterfront properties to ensure that all electrical installations on dock, piers, and bulkheads are located on a required horizontal plane 2 feet above the highest “normal” tide level. These surveys determine the height of the Electrical Datum Plane (EDP), which serves as the minimum elevation for electrical equipment to protect against flooding and electrical shock drowning. The survey is conducted in compliance with the NEC, specifically Article 555, which details the requirements for electrical installations along waterfront properties.

This type of survey is typically required for homeowners, and commercial businesses with waterfront properties who are:

• Building or modifying a dock, pier, or bulkhead
• Installing or upgrading electrical systems near the water
• Installing boat lifts, shore power pedestals, and dock, pier lighting

Construction Services

From site preparation to final as-built surveys, we ensure your construction project is built exactly to specifications. Working closely with contractors, inspectors, and project managers, our surveyors provide:

• Foundation Location/Wall Check Surveys
• Brick Point Layouts
• Grade Certifications
• Final Location Surveys
• As-Built Surveys
• Elevation Benchmarks
• Site layout and staking for buildings, roads, utilities, and grading
• Mean-High Water Location
• Delineated Wetland Mapping
• Pier Location Stake-out

Accurate construction services ensure that your project is built exactly where and how it was designed minimizing costly rework, delays, and code compliance issues.