| 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
- Stakeout building perimeter for excavation
- Set footing footprint after excavation
- Final Survey of completed foundation in relation to boundaries
- Set lot grading stakes
our own topographic and boundary surveys or customer information,
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
and finished slab elevations, and final grading can also be done.
All services listed here can be combined into builder's
| 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
in a deed).
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 reference plan has many uses: - simplifying
an otherwise confusing deed
- the first step in land
- severing a property
- the property descriptor
itself for Townhomes
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
A Boundary Retracement Survey usually requires field
subject and neighboring lands to
verify or find existing monumentation.
Extra research and field work to determine the property lines
may be required.
should be marked in accordance with the standards.
We provide a dimensioned
sketch along with an area certificate for lease purposes.
Measuring the building
for area would be performed after the exterior
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)
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
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 are plans that show the
physical properties of a site.
These plans may be used by Engineers and Planners to assist with the design
It shows the physical constraints
that the proponent must consider in a
development application, or a detailed
design of a site for development purposes.
often provides the topographic plan,which shows
vertical elevations or contours, and physical details
of the subject lot
above, on, and below the ground.
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
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
The background research into the title is often quite revealing. Zoning restrictions,
easements, rights of way, and restrictive covenants that may not be declared
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 must be prepared by a licensed Ontario
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
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
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
their maintenance and outdoor lighting) as well as any recreational facilities
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
each phase is completed. The benefits will be to avoid a lot of unnecessary
flowing from creating
different corporations for each phase of the same project with different
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)
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
A land severance (separating one piece of land into 2 or more
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.
From our initial site surveys, architects and engineers detailed design and
Some of the uses of this type of plan include:
We are able return to site while construction is in progress
to control elevation, horizontal
position, dimensions, and configuration.
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