Questions, Answered
Frequently asked questions.
We look after everyone from first-time homebuyers to title companies and real estate attorneys. Find quick answers to our most common questions below.
Category 01
Getting StartedHow long does a survey take?
Standard turnaround is 7 business days, weather permitting. We confirm the scope, send a flat-fee quote with turnaround time, and ask for a signed authorization to proceed.
Category 02
Services & DefinitionsUnderstanding survey types.
What is a boundary survey, and when do I need one?
A boundary survey establishes where your property actually ends, with corners physically located in the field. It is the survey you order when you need to know where to build a fence, settle a dispute, or buy a home with confidence. It confirms the general property dimensions and identifies obvious encroachments. Most refinances ask for an updated survey.
What does it mean to set corners, and when do I need it?
Setting corners means physically marking each property corner in the ground with a capped rebar or concrete monument, so the boundary is visible on the land and not just on paper. You need corners set when you are putting up a fence, building an addition, clearing to a property line, or resolving a question about where the line runs. You have the option to either have the corners set or the option to waive them.
Do I need an elevation certificate to refinance?
Usually, only if your property sits in a FEMA-mapped flood zone. Lenders in those zones often require a flood elevation certificate to set or adjust flood insurance before a refinance closes. If your property is not in a flood zone, a refinance typically calls for a survey instead. If you are unsure which zone you are in, send us the address, and we will tell you what the lender is likely to ask for.
What is an ALTA / NSPS survey, and why do attorneys ask for one?
Built to a unified national standard recognized by title insurers and lenders nationwide, this comprehensive survey combines property lines, physical terrain improvements, and the specific easements or encumbrances listed in your title commitment onto a single, certified drawing. Attorneys will request an ALTA survey if it is required by the lender.
What is a condominium certificate, and when do I need it?
A Condominium Certificate is a legal survey document prepared by a licensed Professional Land Surveyor that defines unit boundaries, common areas, and limited common elements within a condominium property. Because buyers do not purchase the dirt under a condo unit, a traditional property boundary survey is impossible. Instead, title insurance companies and lenders require this certificate to verify the legal and physical space of the specific unit being purchased. A condo cert will be requested if the lender requires one for funding.
Can I use my neighbor’s old survey, or one from a previous owner?
Sometimes, but not always. An old survey may predate a fence, an addition, or other physical improvements, and lenders often want an up-to-date survey. Send us what you have. We will tell you whether it still holds or whether a new survey is the faster path to closing.
Category 03
Disputes & ProcessWhat to expect during a survey.
How does ELS handle property line disputes?
We start with the record: deeds, prior surveys, and filed maps for your property and the adjoining ones. Then we locate the existing monuments and improvements in the field and compare what the ground shows against what the record describes. We deliver a survey that shows the boundary we determined and the evidence behind it, in color, so you, your attorney, and a neighbor can all read the same thing. We do not finalize a survey with a known discrepancy left unexplained. If the matter heads toward litigation, our field data and our determination hold up because we know exactly where every number came from.
Category 04
Coverage & InsuranceWhere we work and how we’re protected.
Do you carry E&O insurance? What does that mean for me?
Yes. ELS maintains errors and omissions insurance on every project we deliver. For you, it means the firm is financially backed in the event of an error. Attorneys and title companies frequently require E&O coverage from the surveyor of record, and we carry it as a standard practice.
What is your area of coverage in New Jersey?
We survey across the entire state of New Jersey. From Sussex County to Cape May, our crews work statewide to deliver the same field rigor and fast turnaround on every single property.
Still have questions?
If your question isn’t here, the fastest way to get an answer is to call or send a quick email. We answer most questions within one business day, often the same day.
Ready when you are
Request a quote in under two minutes.
Send the property address, the type of survey you think you need, and a closing date if there is one. We’ll come back within one business day with a flat fee and a target delivery window.
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or call(732) 791‑4170