Oklahoma City Land Surveying

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Welcome to Oklahoma City Land Surveying

Land SurveyorWelcome to our site. We want to provide you with information on Land Surveying in general and specifically in the City of Oklahoma City, Oklahoma​, and the Brazos County, Oklahoma area. If you have any land surveying questions, you’ve come to the right place.

Land Surveying is a very important industry, and it has been around for ages. To know more about the basics of land surveying, you can click here.

Land Surveyors are professionals who measure and make precise measurements to determine the size and boundaries of a piece of real estate.  While this is a simplistic definition, this is one of the most common types of surveying related to home and land owners. To know more about what a land surveyor does, click here.

What you can expect from Oklahoma City Land Surveying

If you need assistance on any land surveying services, our surveyors have the proper experience and credentials. We strive to give good customer service as well.

Oklahoma City Land Surveying offers different land surveying services. We also offer Boundary surveying, percolation & soil testing, subdivision design and layout, topographic surveying, construction surveying and layout, and pipeline surveying services.

How to contact Oklahoma City Land Surveying?

CALL Oklahoma City Land Surveying TODAY at (405) 546-2121 to discuss your land survey needs. You can also send us a message by filling out the form on the right or going to our Contact Page.

Property Line Survey Before Removing a Long-Standing Shared Fence

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Long-standing wooden fence along a residential property boundary in Oklahoma City, OK.

A fence that has stood for decades can feel like a settled boundary. Then a survey comes back, and the drawn line does not follow the fence at all. That gap between what people assumed and what the survey shows is where trouble tends to start, especially when one owner wants the fence gone.

This article walks through what to do after a property line survey shows the line and the fence are two different things. It focuses on the steps around taking out a long-standing shared fence in Oklahoma City. Legal questions belong with an attorney, so treat the notes here as background and not legal advice.

When the Survey Line Cuts Through an Existing Fence

A property line survey marks the legal boundary using recorded deeds, monuments, and field measurements. Sometimes that boundary does not match where a fence sits. The fence may run a few inches or a few feet off the surveyed line on one side or the other.

Read the survey drawing before you touch anything. The surveyor usually draws the fence as its own feature, set apart from the boundary line. Look at how the two relate to each other:

  • The line runs on your side of the fence, so part of the fence sits on your land.
  • The line runs on the neighbor’s side, so part of the fence sits on theirs.
  • The line crosses back and forth, so the fence weaves over the boundary in more than one place.

Measured offsets on the drawing, like “fence 0.6 ft east of line,” tell you exactly how far off the fence sits. That number carries more weight than the fence’s age. A fence can stand for fifty years and still sit off the true line.

Oklahoma Notice Considerations Before Fence Removal

Oklahoma has a statute that comes into play when a survey shows a property line running across an existing boundary or division-line fence. Before anyone damages or removes that fence, the law points toward giving the other owner notice along with a copy of the survey. A neighbor should not wake up to a missing fence they knew nothing about.

Give that notice in writing, and include the survey copy that shows the line. Keep proof of what you sent and when. This step follows what the statute asks and keeps the process fair for both sides.

The exact wording, timing, and requirements of the statute are a legal matter. Talk with an attorney before you rely on any reading of it. A short conversation now can save a long dispute later.

Create a Pre-Removal Record of the Fence Condition

Before any post comes out of the ground, build a clear record of how things look right now. Dated photos are your best tool here. Walk the whole fence line, and shoot both wide shots and close-ups.

Capture the details that tend to cause disagreements later. Small features are easy to forget once the fence is gone. Get clear photos of each of these:

  • Every gate, its swing direction, and any lock or latch.
  • Plants, vines, trees, or garden beds growing on or against the fence.
  • Sprinkler heads, low-voltage lighting, or other features tied to the fence.
  • The exact stretch you plan to take out, marked in the photos.

Note the date on each photo and keep the files somewhere safe. This record helps both owners talk about the work with the same facts in front of them. It does not decide who owns the fence, and it does not prove where the boundary sits. It simply shows the condition before work started.

Separate Survey Findings From Fence-Ownership Questions

A property line survey answers one question: where is the boundary. It does not say who owns the fence, who paid for it, or who has the right to tear it down. Those are separate questions, and the survey drawing will not settle them.

Ownership and removal rights can turn on deeds, old agreements, shared-cost history, and state law. Two neighbors can look at the same survey and still disagree about the fence. That’s normal, and it’s why the boundary line and the fence question should stay separate in your mind.

When owners don’t see eye to eye, put the plan in writing. A simple signed agreement can cover who removes what, who pays, and what happens next. If the disagreement runs deep, each owner should get their own legal advice before a single panel comes down.

Plan Any Replacement Fence With Oklahoma City Requirements in Mind

Treat removal and replacement as two different decisions. Taking a fence out does not lock you into where a new one goes. Once the old fence is gone, you have a clean chance to set a new line based on the survey.

Oklahoma City requires a permit for fence construction, installation, alteration, repair, or service. Check the current Oklahoma City residential fence permit requirements before you build or change anything. Rules change over time, so confirm the details with the city rather than guessing from an old memory or a neighbor’s story.

A new fence built to the surveyed line can head off the same mix-up years down the road. If you and your neighbor share the new fence, write down the plan first. That way both sides know the line, the cost split, and the upkeep.

Frequently Asked Questions

Does a property line survey determine who owns a shared fence? 

No. A survey shows where the boundary sits, not who owns the fence. Ownership can depend on deeds, past agreements, and who built or paid for it. To sort out ownership and the right to remove a fence, review those records and get legal advice.

Does the age of a fence automatically make it the property line? 

No. A fence that has stood for many years is not proof of the boundary on its own. The legal line comes from a professional boundary determination, not from how long a fence has been standing. A long-standing fence can sit well off the surveyed line.

When should a neighbor receive a copy of the survey? 

Share the survey before any damage or removal when it shows the property line running across an existing boundary or division-line fence. Send it in writing along with the notice the situation calls for. This gives your neighbor a fair chance to see the line for themselves. For the exact requirements, check with an attorney.

Boundary Survey When a New Garage Sits Close to a Side Lot Line

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Boundary survey for a new garage close to a side lot line in Oklahoma, Oklahoma, showing a surveyor measuring the garage location.

A boundary survey answers one basic question before a garage goes up: where does the lot actually end? When a new garage is planned close to a side lot line, that question carries more weight than most homeowners expect. A few inches can decide whether the structure meets local rules or turns into a problem later. This article looks at what a boundary survey does for a garage project near a side line, from confirming the property line to checking setbacks, easements, and roof overhangs before construction starts.

Confirming the Side Lot Line Before Garage Layout Begins

Before anyone pours a footing or sets a stud, the side lot line needs to be pinned down with actual field measurements, not a guess based on an old fence or a mowed edge. A boundary survey locates that line using recorded deeds, official plats, and monuments found on the ground. Once the line is set, the surveyor can show exactly how far the proposed garage sits from it.

This step matters most when space is tight. A garage that looks fine on a rough sketch can end up too close once the real property line is measured. Getting this number early gives the homeowner, the designer, and the contractor a shared, accurate starting point. Everyone works from the same measurement instead of relying on old fence posts or a neighbor’s memory of where the line used to run.

Checking Recorded Setback Lines Against the Proposed Garage Location

Here is a detail that trips up a lot of people. The property line and the setback line are not the same thing. The property line marks the edge of the lot. The setback is a separate distance, set by local zoning rules or recorded restrictions, that a structure has to stay behind.

A garage can sit fully inside the property line and still fail a setback requirement. That is why the survey information needs to be checked against both. Once the boundary is confirmed, the proposed garage footprint can be compared to the applicable setback distance for that side of the lot. This comparison lets the owner or designer catch a conflict on paper, long before it shows up as a stop-work order or a redesign mid-project.

Reviewing Easements That May Limit Where a Garage Can Be Built

Even when a garage clears the property line and the setback, there is another layer worth checking: recorded easements. These are areas set aside for a specific purpose, such as a utility line, a drainage path, or shared access. They often sit right along the side of a lot, which is exactly where a garage tends to go when space is limited.

Building over or into an easement can create real headaches, from utility companies needing access later to drainage problems that show up after heavy rain. A boundary survey that includes easement research can flag these areas so they are part of the planning conversation from the start. Knowing where an easement sits, and how wide it runs, helps narrow down where the garage can and cannot go.

Accounting for Garage Eaves, Overhangs, and Other Projections Near the Boundary

The wall of the garage is not always the last word on how close the structure gets to the line. Roof eaves stick out past the wall. Gutters add a bit more. Steps, window wells, and similar features can extend the footprint further than the framed walls suggest.

When space near the boundary is limited, these projections deserve attention too. A garage wall might sit at an acceptable distance from the line, but an overhanging eave could push past what local rules allow. Reviewing this detail during the planning stage, rather than after the roof trusses go up, saves a lot of trouble. It is a small thing to check and an expensive thing to miss.

Using Survey Information Before Finalizing the Garage Site Plan

Once the boundary, setback, easement, and projection details are worked out, that information becomes genuinely useful to the people building the garage. It can be handed to the architect or designer while the site plan is still being drawn. It can go to the contractor before excavation starts. It can support the permit application with real numbers instead of estimates.

Sharing this information early keeps the whole project grounded in actual site conditions. Plans built on assumed measurements tend to run into trouble once construction begins. Plans built on confirmed survey data tend to move through design, permitting, and staking with far fewer surprises.

Frequently Asked Questions

Does a boundary survey show how close a proposed garage is to the property line? 

Yes. A boundary survey establishes the property line and can also locate existing or proposed improvements when that work is included in the scope. Together, this lets the garage location be measured against the lot line with confidence.

Is a property line the same as a building setback line? 

No, and this mix-up causes a lot of confusion. The property line marks where the parcel itself ends. A setback is a required distance from that line, set by zoning rules or recorded restrictions, and it usually falls somewhere inside the lot rather than right at the edge.

Can a survey show easements near the planned garage? 

It can. Recorded easements, whether supplied by the owner or found during the survey research, can be shown on the survey when they apply. This helps identify areas near the garage site that may come with restrictions on building.

Should the garage be surveyed before or after permits are requested? 

Before is the better order. Getting reliable boundary information early supports a smoother design and permitting process, since the garage can be planned around actual site conditions instead of an assumed property line.

Can construction staking be done after the garage location is finalized? 

Yes. Construction staking is a separate service that comes later, once the design is set. It takes the approved garage position from the plans and marks it out on the actual ground, ready for excavation to begin.

How to Verify a Licensed Surveyor Before Hiring One

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Licensed Surveyor in Oklahoma City, Oklahoma verifying an active state license online before a property survey

Hire an unlicensed surveyor and you could lose weeks of work. Your permit might get rejected. Your closing could get delayed. The title company might not even accept the paperwork. A licensed land surveyor has passed state tests and met strict training rules. That proof is easy to check. Most people skip this step when they’re in a hurry. Here’s how to check it the right way before you sign anything.

Why This Check Matters

A license is not just a piece of paper. It means the surveyor passed exams. It means they met education rules. It means they agreed to follow the state’s professional standards. Skip this step and the survey you paid for might not hold up.

Banks often will not accept work from an unlicensed surveyor. Title companies may reject it too. If a boundary fight ever goes to court, a licensed survey carries much more weight. An unlicensed one can fall apart fast under questioning.

Start With the State Licensing Board

Every state has a board that licenses surveyors. Most boards let you search their records online for free. In Oklahoma, this board also covers engineers. You can search by name or by license number. The results show up in seconds.

This search tells you if the license is active. It also shows if the license is expired or suspended. This one step is the fastest way to learn the truth about someone’s credentials.

What the Board Records Show

A board search usually shows the license number and the date it was issued. It shows if the license is active right now. Some boards also list continuing education records. Many show which firm the surveyor works for. This helps confirm they are not working outside their registered business.

Look for Complaints or Discipline

Licensing boards also keep records of complaints. Most states make this information public. It’s worth checking even when the license looks clean at first glance.

One old complaint that got resolved is not always a red flag. People make mistakes and fix them. But a pattern of complaints tells a different story. Watch for repeated issues tied to bad boundary work. Watch for a history of missed deadlines too. These patterns say more than any sales pitch.

Ask for the License Number Yourself

Do not wait for a surveyor to offer their license number. Ask for it early, before you agree to anything. A real licensed professional will give you this number right away. They should not hesitate or dodge the question.

Write the number down. Then check it yourself on the state website. Do not just trust a number printed on a business card. Names can look similar. Numbers can get mixed up. A quick check protects you from a simple mistake.

Check Their Insurance Too

A license and insurance are two different things. Both matter a lot. Ask if the surveyor carries errors and omissions insurance. Some people call this professional liability insurance. This coverage protects you if their mistake costs you money later.

A mistake could cause a construction delay. It could cause a legal fight. It could cause a rejected permit. If a surveyor seems unsure about their own coverage, take that as a warning sign. For any project with real money on the line, ask for a certificate of insurance in writing.

Membership in a Professional Group

Membership in a state surveying group is not required by law. But it can still tell you something useful. These groups often require active licenses to join. Many also hold members to extra ethics rules beyond what the state requires.

This is not a replacement for checking the license itself. Think of it as a bonus signal. It adds a little more confidence once you’ve already confirmed the license through the state board.

Watch for These Warning Signs

A few red flags tend to show up together. Watch for a surveyor who won’t share their license number. Watch for vague answers about their training or background. If someone pushes you to skip the verification step, walk away.

A price that seems far below other local quotes can be a warning sign too. This matters even more when it comes with slow or dodgy answers to direct questions. A real professional expects these questions. Serious clients ask them all the time, so a good surveyor won’t be caught off guard.

Be careful of anyone who says their license is “in process” or “about to renew.” In most states, a lapsed license means they cannot legally do survey work right now. It does not matter how close they claim to be.

A Quick Example

Say you find a surveyor online with great reviews and a low price. You call the state board and search their name. Nothing comes up. You try their license number instead and it belongs to a different person in a different city.

This happens more than people think. Some surveyors let their license lapse and keep working anyway. Others use an old number that no longer matches their name. A five minute search just saved you from a survey that would not hold up when it mattered most.

What If They Can’t Prove It

Say a surveyor cannot give you a valid license number. Or the state database does not match what they told you. Stop right there. Do not move forward on a promise that things will “work out later.”

Ask them directly what’s going on. Sometimes it’s simple, like a name change or a recent renewal that has not been updated in the system yet. But you deserve a clear answer, not a vague excuse. If they cannot fix the problem fast, move on to someone else.

Steps to Take Before You Hire

Once the license checks out, do a few more things. Confirm there are no serious complaints on file. Confirm their insurance is current. Then put everything in writing.

Send a short email that lists their license number, their insurance coverage, and the scope of work. This creates a paper trail. It protects both sides if a question comes up later in the project.

Ask for a written contract too. Make sure the surveyor’s license number appears directly on that document. Many states actually require this by law. It’s a small detail, but it backs up everything you already checked.

The Bottom Line

This whole process takes about thirty minutes. That’s a small price to pay for real peace of mind. Skipping it can cost you weeks of delays or a survey that falls apart the moment a lender or title company asks for proof.

Take the time to check the license, the complaint history, and the insurance before you sign a contract. A little effort now saves a lot of trouble later, especially on a project where timing and money are both on the line.