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An “ILC” or Improvement Location Certificate is typically used by mortgage and/or title companies and ordered by a real estate agent during a residential real estate transaction. This Certificate shows the recorded boundary information and the existing improvements (e.g. house, fence, driveways) on the parcel of land. Apparent encroachments shall be noted and shown in an obvious manner. Improvement Location Certificates are not property boundary surveys and property corner monuments are not required to be found or set at the lot corners.


The Land Survey Plat or “boundary” survey requires all property corner monuments to be found or set. Recorded Plats and deeds are used along with precise field measurements taken of existing monuments and field evidence in order to determine the location of the property corners. A plat is drafted to show a representation of the land surveyed including any conflicting boundary evidence or visible encroachments. If a current title commitment has been provided, the land survey plat will show easements, rights-of-way and other items which may affect the subject property.


An Improvement Survey Plat is similar to a Land Survey Plat but is used to also show improvements such as buildings, fences, walkways, decks or other visible features.


A topographic map is a drawing that gathers elevation data of points on a parcel of land and presents them as contour lines. Usually a “one foot” or “two foot” contour interval is used. An engineer may need a “topo” to design driveways, improve drainage or create infrastructure.
A topographic map is often requested by an architect to determine the most optimal location for a new house. Existing house elevations and or ridge heights can be shown if a new design for an addition is needed.


This survey is defined by the National Society of Professional Surveyors and the American Congress of Surveying & Mapping. An ALTA survey is often requested for the sale of commercial properties and is requested by lenders, corporations and title companies for the development of commercial properties. An ALTA survey follows a more stringent set of requirements than a Land or Improvement Survey plat. Table “A” will be needed before this survey can be commenced with all requirements checked such as topography or Flood plain information.


Construction Surveying is requested prior to commencing any building on a new project. The survey crew will “layout” the location of building corners, roads, utilities or concrete work that has been designed by an engineer or architect. This ensures that the building does not encroach over any building setbacks, easements or property lines. Horizontal and Vertical information is indicated on lathe or stakes in reference to spikes or rebar.


"Liz Schmidt and her team are true professionals. They are great to work with, accurate and efficient and they have always taken care of our needs in a timely fashion. We have been working with Liz for a very long time and will continue to do so long into the future."

James Letson, President Columbine Hills Construction 

“I have been utilizing Liz for our surveying needs since she started her own company and use Schmidt Land Surveying for every job I work on Summit County. She is extremely personable, responsive, and communicative – not usually attributes you see in all surveyors."

L Mark Luna, PE Principal Martin/Martin Consulting Engineers

“It is an honor and a privilege to recommend Liz Schmidt and her team as a preferred local Surveyor! Having worked with dozens of surveyors in my 30-year career as a builder/developer, I have found Schmidt Land Surveying to be one of very best! It always amazes me how responsive, detailed, and thorough they manage to be in this extremely active and competitive real estate environment. Every single transaction we’ve done together, I’ve felt as though I am their only client, and that they would do anything and everything in their power to facilitate the fluid schedules that present themselves from time to time. Thank you so very much for helping make Summit County a better work environment for all of us."

Eric M. Dahman President, Synergy Ventures, Inc.

“We have worked with Schmidt Land Surveying for eight years and have really appreciated their attention to detail and willingness to cooperate with our project team. Liz and her crew represent everything we look for in a surveyor including accuracy, experience, responsiveness, and professionalism.”

Tom Begley Breckenridge Lands, LLC

"We have worked with Liz Schmidt for both real estate development projects and in real estate brokerage transactions. We appreciate the quick and professional response to any inquiry, and the thorough, quality service she provides is second to none. We highly recommend Liz and her team."

Chris and Kari Canfield