FAQ

When do I need to hire a civil engineer?

You typically need a civil engineer if you are:

• Developing a raw piece of land for commercial or residential use.

• Adding a large structure or driveway that requires a grading and drainage plan.

• Connecting to city water and sewer systems.

• Building in a designated floodplain.

Why do I need a boundary survey?

A boundary survey is essential for clarifying exactly where your property ends and your neighbor’s begins. You should get one before:

• Installing a fence or retaining wall.

• Building an addition or an ADU (Accessory Dwelling Unit).

• Buying or selling real estate to ensure there are no encroachments.

ALTA/NSPS Land Title Surveys

• What is an ALTA Survey and why is it different?: An ALTA survey is a highly detailed boundary survey that adheres to national standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). Unlike a standard boundary survey, an ALTA survey is specifically designed to meet the needs of title insurers and lenders to provide "extended coverage" title insurance.

• What are the core requirements for an ALTA Survey?:

  • To complete an ALTA survey under the 2026 Standards, we require:

    • A Current Title Commitment: We cannot begin an ALTA survey without a recent title report (usually issued within the last 30–60 days). This allows us to locate and map every easement and encumbrance listed by the title company.

    • Fieldwork and Precision: We must physically locate all improvements (buildings, fences, parking, etc.) and utilities. The 2026 standards require enhanced reporting on Relative Positional Precision (RPP) and clearer documentation of evidence of possession along the property perimeter.

• Table A Selections: This is a checklist of optional items (1–21) that the client or lender must select. Common "Table A" items include:

  • Item 4: Land area (square footage or acreage).

  • Item 11: Location of underground utilities (based on markings or records).

  • Item 20: A summary table of observed potential encroachments and access issues.

Pro-Tip: Lenders often wait until the last minute to provide their specific "Table A" requirements. I recommend asking your lender for their survey instructions as soon as you go into escrow to avoid delays.

What are those little colored flags in my yard?

Those are utility markings or survey stakes. Each color represents something specific:

• Pink/White: Survey markings (temporary points).

• Red: Electric power lines.

• Yellow: Gas, oil, or steam.

• Orange: Communication/Fiber optic lines.

• Blue: Potable water.

• Green: Sewer and drain lines.

What is a Site Plan, and why do I need one?

A Site Plan is a detailed architectural and engineering drawing of proposed improvements to a lot. It shows the footprint of buildings, parking, landscaping, and utilities. Local municipalities require this to ensure your project complies with zoning laws and environmental regulations.

How long does the permitting process take?

Timelines vary depending on your local jurisdiction. Small residential grading permits might take 2–4 weeks, while complex commercial site approvals can take 3–9 months or longer if public hearings or environmental studies are required.

What is "Stormwater Management"?

When you cover soil with "impervious surfaces" (like concrete or roofs), rain can no longer soak into the ground. We design systems—like detention ponds, bioswales, or underground chambers—to manage that runoff, preventing flooding on your property or your neighbor's.

How much will my project cost?

Project costs are determined by the specific scope of services, the complexity of the terrain, parcel size, and local municipal requirements. Sand Creek Engineering offers two primary billing structures to fit your project’s needs:

• Hourly Contracts: Labor is billed monthly based on our current hourly rate schedule. This is often the best fit for projects with an evolving scope or those requiring ongoing consultation.

• Lump-Sum (Fixed Fee) Contracts: A fixed fee is established for a clearly defined scope of services. Client will be invoiced monthly based on the percentage of completion. Any work requested outside the original agreement can be billed at our standard hourly rates or incorporated into a formal Change Order to adjust the total lump-sum fee.

In addition to labor, expenses directly attributed to your project are billed to the client as incurred. These include, but are not limited to:

• Permit and submittal fees

• Mileage and travel expenses

• Third-party printing and reproduction

How do I request a quote?

Please fill out THIS FORM to receive an estimate.