services we provide are:

 Boundary and Improvement Surveys are used for real estate closings, by contractors, architects, engineers, and more. Title companies will provide survey coverage (on the title insurance policy) upon receipt of a “B&I” Survey. In addition, most municipalities/counties will require a B&I Survey for permitting processes. 

 Boundary Surveys can be used for real estate closings, by contractors, architects, engineers, and more. Title companies may or may not provide survey coverage (on the title insurance policy) upon receipt of a Boundary Survey - check with your title company for confirmation. Only some municipalities/counties will accept a Boundary Survey for permitting processes. This survey is most useful for understanding only where your boundary is.  

 SRPRs can be used for real estate closings, but most title companies will not provide survey coverage (on the title insurance policy) upon receipt of a Spot Survey - check with your title company for confirmation. Most municipalities and counties will not accept a Spot Survey for permitting processes. This survey is most useful for understanding an approximate size of the land and the general idea of the boundary thereof. The SRPR has been historically used by lenders and investment entities to verify that a property exists and is roughly the shape or size described by a recorded document.  

  ALTA Surveys are the most detailed type of survey - they can be used for residential or commercial real estate closings, by contractors, architects, engineers, attorneys, and more. Title companies will provide survey coverages (on the title insurance policy) upon receipt of an ALTA Survey, however often times the title company or lender will have additional requirements for which Table A items are needed to obtain different coverages. It is best to check with your title company, lender, or attorney, to determine which Table A items are needed for desired coverages. Municipalities/counties will accept a ALTA Surveys for permitting and site design processes. This survey is most useful for commercial transactions, closings, or development projects.  

   Site plans are used for obtaining permits by showing the applicable municipality or county where the proposed structure and other improvements will be located on the property. Many times, a site plan or plot plan is required as part of obtaining a building permit - it is best to confirm with your local building authority. MLS can assist with preparing a site plan for a new home, a shed, or swimming pool, among other things.  

    We will use the plans from your architect, combined with our survey to stake the foundation and location of what you want built on your property. Your contractor will know where to pour any concrete based on our staking. 

    A Adjustment plats are useful for many things, most often for the following reasons: to change the boundary so that improvements built across a boundary are no longer encroaching, to obtain additional land for building additions, to sell land to a neighboring property, and more.  

    Lot Consolidations are typically used for combining parcels of land to build larger structures, make additions to structures, simplify development across multiple parcels, or to organize and prepare agricultural land. 

 Lot subdivision plats are common for individuals looking to sell off land to developers, provide land for family members or heirs, make developments more profitable, or section off land for another use. In St. Louis City, lot subdivision plats are common with developers seeking to divide an existing townhome into two, fee-simple properties that can be sold separately. Our firm has completed many of these fee-simple conversion permits and subdivision plats, and we are ready to advise you through the process. 

  Minor subdivisions are usually reserved for tracts of land that will be divided to create smaller developments such as subdivisions with few homes, or a series of small townhomes. Major subdivisions are reserved for larger developments that include building multiple homes, dedicating rights-of-way, installing lighting, sidewalks, and various other improvements that accompany most neighborhoods. Often times minor and major subdivisions are reserved for mid-size to large residential projects. For commercial subdivisions, parks, and developments a site development plan is typically required from the applicable planning and zoning authority.