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r plan

 JHG SURVEYING offers a wide variety of
services, ranging from surveys for
the individual homeowner to plans of subdivision for large developers.

 Select a service category to learn more about how JHG SURVEYING can provide you with the solution for your
specific requirement.

builders package
construction layout
area cert


builders package

builder's package


              For single lot housing or rural estate lot develpoment, this package is designed for the
              homeowner or small to meduim builder.

             Services include: - Land Registry office Title Search
                                                  - Survey of subject lot to establish boundary limits
                                                    and locate topographic features

                                                  - Preparation of the Site Grading and Services Plan
                                                  - Calculations to site the new building on the subject property

                                                  - Stakeout building perimeter for excavation
                                                  - Set footing footprint after excavation
                                                  - Final Survey of completed foundation in  relation to  boundaries
                                                  - Set lot grading stakes


construction layout

costruction layout



                  Contruction Layout

From our own topographic and boundary surveys or customer information,
                 we will  lay out the building envelope, grid lines, and elevations.
                 If requested, footing pins, nails in the footings to aid wall forming, final surveys, top of
                 finished wall and finished slab elevations, and final grading can also be done.

                All services listed here can be combined into builder's package. 

r plan

reference plan


             A reference plan is a registered public document deposited in a Land Registry Office.
             As its name suggests, it is a graphical representation of
             a metes and bounds description (the words used to describe the
             subject property in a deed).
             It is also a representation of divisions of land under the planning act.
             Reference plans show boundaries as well as any physical or documentary evidence
             that affect the title to a properety.

             A reference plan has many uses:   - simplifying  an otherwise confusing deed
                                                                                  - the first step in land titles conversion
                                                                                  - severing a property
                                                                                  - the property descriptor itself for Townhomes







              Boundary Surveys

             This service identifies the original property boundaries as well as
                highlighting any encroachments or encumbrances on the land or title.
                This is used for the purposes of properly locating new buildings and
                boundary fences.

          A Boundary Retracement Survey usually requires field work on
          subject and neighboring lands to verify or find existing monumentation.

      Extra research and field work to determine the property lines
      may be required.

      The corners should be marked in accordance with the standards.


area cert

area certificate



             Area Certificates

                We provide a dimensioned sketch along with an area certificate for lease purposes.
                Measuring the building for area would be performed after the exterior
                is substantially completed.


    grading plan


                     Site Grading Plans

                     Site grading plans are based on existing ground conditions.
                     In consultation with the customer and various zoning and bylaw agencies,
                     the surveyor develops a plan to show the subject property along with
                     any structures also being proposed.

                     Included on the plan are the proposed finished grades, structure elevations,
                     services and streets.                                              




          Only a Surveyor with the Canada Lands Surveyor designation is licensed to survey
          lands in Canada that are under Federal jurisdiction.

         Examples of Federal Land are:

         - Aboriginal Territories
         - Federal Territorial areas
         - DND properties




      Surveyor's Real Property Report (SRPR)

A Surveyor's Real Property Report must be prepared by a licensed Ontario Land Surveyor.

     A SRPR is prepared specifically to illustrate the location of buildings or structures relative
     to the boundaries of a unit of land. It also shows the location of any other physical
     features and registered encumbrances, such as easements, on or immediately adjacent to
     the property.

     In a Real Estate transaction, a current Surveyor's Real Property Report provides
     all parties to the transaction with a precise representation of the property prior to the  
     purchase being completed.

       Good boundaries make good neighbors!”                                                     





                  Topographic Surveys


Topographic surveys are plans that show the physical properties of a site.
                     These plans may be used by Engineers and Planners to assist with the design of a
                     development proposal.
                     It shows the physical constraints that the proponent must consider in a
application, or a detailed design of a site for development purposes.

                     The surveyor often provides the topographic plan,which shows
elevations or contours, and physical details of the subject lot
                     above, on, and below the ground.


plan of subdivision


        Subdivision Plans

            Subdivision plan according to the Planning Act is one of the ways to divide a
            tract of land into several  building lots or blocks,
in order to sell one or more.

            Draft Plan of Subdivision

            A draft plan of subdivision is a proposal to subdivide property. It generally shows topographic
            information, natural heritage features, such as creeks and vegetation, and the proposed lots and streets.


           After the approval of the draft plan and before the registration of the subdivision plan monuments
           defining the corners and limits of the proposed lots or blocks must be set

           Plans of Subdivision

A plan of subdivision must be surveyed by a licensed Ontario Land Surveyor.

           Upon registration in the Land Registry Office, after appropriate approvals have been obtained,
a registered plan of subdivision becomes a legal document that implements an approved draft plan of
           subdivision. A registered plan of subdivision shows:
  • the exact extent and survey boundaries of lots on which houses or buildings are to be built,
  • the location, width and names of streets, and
  • Blocks of land for other community purposes, such as schools or parks.




             Knowledge is the key to success.
            The decision to develop, purchase, or transfer a parcel of land is an important one.
            The background research into the title is often quite revealing. Zoning restrictions,
            service easements, rights of way, and restrictive covenants that may not be declared by a 
            vendor or agent can often be a road block to a new inteded use.

            JHG Surveying has the knowledge, experience and skill to research the history and current 
            conditions of a parcel of land in order to assist the owner, or potential owner, in making a
            decision regarding a course of action for their property.




             Condominium Plans

                Condominium Plans must be prepared by a licensed Ontario Land Surveyor.
                A Condominium Plan is  also a plan of subdivision, which creates new parcels of
                land called Units. The major difference is that, except in the case of a vacant land condominium,
                the units are three-dimensional, with the boundaries being the physical surfaces of the buildings
                themselves. Since units may be located above and below each other, the legal description
                of the parcel must specify the Unit Number, Level Number and Plan Number.
               Unit owners share the ownership and the cost of maintaining the parts
                of the condominium that are not units.

               Types of Condominium:

                 - Freehold condominium corporation
                 - Common elements condominium corporation
                 - Phased condominium corporation
                 - Vacant land condominium corporation
                 - Standard condominium corporation
                 - Leasehold condominium corporation

               Common Element Condominium Corporations

               No residential units are created; the developer can sell shares in a recreational facility to owners of
               properties within the same land registry division in which the condominium is registered.
               The mainly common model currently is a freehold townhouse project with the internal roadways and
               walkways (including their maintenance and outdoor lighting) as well as any recreational facilities being

              Phased Condominium Corporations

              Instead of a different condo corporation being created in a three tower (3 phased)
              condo project (for each condo tower as it is being built), the developer can establish a
              condo corporation which has the ability to add each phase to the original registered condominium  
              corporation as each phase is completed. The benefits will be to avoid a lot of unnecessary expense
              flowing from creating different corporations for each phase of the same project with different
              management companies, reciprocal agreements, easements, etc. In order to take advantage of this
              concept, all phases must be completed within a 10 year period.

             Vacant Land Condominium Corporations

             The units will be vacant lots although common elements can be (for example) a clubhouse,
              golf course or recreational facilities. The builder can establish restrictions regulating the type
              of housing to be built on the lots.

              Leasehold Condominium Corporations

             An institution (for example) with excess land can establish a lease term of between 40 and
             99 years (must be the same term for all units being built in the project) so that unit owners
             will own a leasehold right for a certain period with such leasehold right being capable of mortgaging,
             selling, etc. At least five years before the lease term expires, there must be a written notice
             by the lessor regarding a lease renewal; a lease renewal must be for a minimum of ten years



severance sketch      



                         A land severance (separating one piece of land into 2 or more pieces)
                         starts with a severance (or separation) sketch.

                        This sketch, while not a formal plan of survey,  is a  legal document
                        based on field measurements, and is prepared to illustrate the intent
                        of the land severance.

                        Once the proposed severance is accepted, a Reference plan
                        is prepared and deposited on title at a Land Registry Office.



plan and profile



              Engineering Services

             From our initial site surveys, architects and engineers detailed design and layout drawings.
             We are able return to site while construction is in progress to control elevation, horizontal
             position, dimensions, and configuration.

             Some of the uses of this type of plan include:

             - Setting out (lines and grade for buildings, fences, roads, etc.)

             - Survey control

             - Precise monitoring of geographic features

             -  Utility layout

             - Layout of municipal services

             - Layout of rail lines