Construction Layout, Stakeout, and Verification
GNSS layout and stakeout from approved plans, machine control verification, and as-built checks, delivered unsealed for construction use. Where a scope requires a seal, a licensed land surveying firm is engaged for that scope.
What you get
Every engagement, every time.
Most layout on an active project does not require a seal. It requires somebody competent showing up with a rover when you need them, which on a lot of projects is the actual constraint.
- Stakeout from approved plans off the project's established control
- Building corners, column lines, offsets, and grade stakes
- Machine control model verification and rover checks against design surface
- As-built location and elevation verification for construction use
- Earthwork quantity and volume verification
- Field data available same day, processed deliverables in 24 to 48 hours
- Delivered in your coordinate system and datum
- One point of contact for both unsealed and sealed scope
Who uses it
Built for the person who has to defend the decision.
General contractors and construction managers
Layout on demand without carrying a survey crew or waiting on one. Useful on the weeks where you need someone out there Tuesday and your surveyor cannot get there until the following Monday.
Site and earthwork contractors
Independent verification of quantities and grade against the design surface, on the cadence your pay cycle runs rather than the cadence a dispute forces.
Owners and developers
A second set of measurements on the work you are paying for, from a party that is not the one performing it. Pairs directly with progress documentation on the same project.
How the scope splits
Two kinds of work, two different providers, one point of contact.
Most of what a project needs day to day does not require a seal. Some of it does, and that work goes to a licensed land surveying firm engaged for that scope. You deal with us either way, and the split is stated in the proposal before anything starts.
Unsealed construction support
- Stakeout from approved plans off established site control
- Building corners, column lines, offsets, and grade stakes
- Curb, utility, and paving alignment layout
- Machine control model verification and rover checks
- As-built location and elevation verification for construction use
- Topographic data collection and surface generation
- Earthwork quantity and volume verification
- Control point checks against the project's existing control
Sealed and recorded deliverables
- Boundary surveys and property line determination
- ALTA and NSPS land title surveys
- Record surveys, stamped maps, and site plans requiring a seal
- Establishing primary project control where a sealed diagram is required
- Sealed as-built and record drawings
- Anything filed with a municipality or recorded in the land records
- Easements, rights-of-way, and encroachment determinations
- Any deliverable a lender, title company, or agency requires sealed
Equipment and accuracy
Emlid Reach RX2, network RTK.
Field layout and verification run on an Emlid Reach RX2 GNSS rover on network RTK, with the drone available on the same visit where an aerial surface or a visual record adds something.
Achievable accuracy depends on network coverage, satellite geometry, obstruction, and the quality of the control you are working from. We state observed conditions and residuals in the deliverable rather than quoting a headline number that assumes a perfect day.
Where the existing site control is questionable, we will say so before staking off it rather than after.
- Field data availableSame day
- Processed deliverables24 to 48 hours
- Coordinate system and datumYours
- ExportsCSV, DXF, LandXML, PDF
- Machine control formatsOn request
- Aerial surface on same visitAvailable
What it looks like on a real project
Design intent and measured ground, in the same frame.
A plan tells you where things are supposed to go. A capture tells you where they are. Registered to each other, the gap between the two stops being an argument and becomes a measurement.
For informational purposes only. Not a record survey and carries no licensed surveyor stamp. Sealed deliverables are performed by a licensed land surveying firm engaged for that scope.
What we work from
Plan view, not perspective.
Layout work starts from a geometrically corrected surface rather than a photograph, so a dimension scaled off it is a dimension on the ground rather than an estimate.
Provided for informational purposes only. Not a record survey and no licensed surveyor stamp. Sealed deliverables come from the licensed land surveying firm engaged for that scope.
Pricing
Published starting points.
Fixed price quoted before we fly. Retainers suit projects with steady layout demand and remove the per-visit scheduling friction. Sealed scope is passed through at the licensed firm's cost plus coordination, stated separately on the invoice.
- Half day layout, up to 4 hoursFrom $650
- Full day layoutFrom $1,150
- Single-visit stakeout, limited scopeFrom $450
- Monthly layout retainer, active projectFrom $2,400/mo
- As-built location and elevation verificationFrom $550
- Machine control model verificationFrom $500
- Earthwork quantity verificationFrom $850
- Aerial surface captured on the same visitFrom $400
- Sealed deliverables via licensed survey firmQuoted
- Mobilization outside the NortheastQuoted
Common questions
Do you hold a surveyor's license?
No, and we do not offer land surveying. What we perform directly is construction layout and verification, delivered unsealed for construction use. When a scope requires a seal, a licensed land surveying firm is engaged for that scope, performs it, seals it, and retains professional responsibility for it. The split is written into the proposal before work starts, so nobody is surprised about which side of the line a deliverable falls on.
What actually needs a seal?
As a working rule: anything that determines or depends on a property boundary, anything filed with a municipality, anything recorded in the land records, and anything a lender or title company requires sealed. Staking a column line from an approved plan off existing project control does not. If you are unsure, ask before you need it, because the answer changes the schedule more than it changes the price.
Can you set my building corners?
We stake from approved plans off the control already established for the project. Establishing that primary control where a sealed control diagram is required, and anything tied to a boundary or property line, goes to the licensed firm. In practice that means the first mobilization on a greenfield site often involves them and the following forty do not.
How accurate is it?
The RX2 on network RTK delivers centimeter-level positioning under good conditions. Real accuracy on a given day depends on network coverage, satellite geometry, obstruction from structures and canopy, and above all the quality of the control you are working from. We report observed conditions rather than quoting a brochure number, and staking off bad control produces a precise wrong answer.
Who carries the liability?
The licensed survey firm carries its own professional liability coverage for the sealed work it performs. For the unsealed layout and verification we perform directly, that responsibility is ours, and it is covered under our own policy. Ask for both certificates. Any contractor who tells you a subcontractor's coverage extends to work the subcontractor did not perform is either confused or hoping you are.
Do you work outside Connecticut?
Layout and verification travel with us, and mobilization outside the Northeast is quoted. Note that professional licensure rules differ by state, so the specific division between sealed and unsealed scope is confirmed for each state before work is scheduled rather than assumed from how it works here.
Can this be combined with drone work on the same visit?
Yes, and it is usually the efficient move. A rover visit and an aerial capture on the same mobilization produces both the point measurements and the surface, priced well below two separate trips.
Ready to get this on the calendar?
Send the site address and what you need. We come back with scope, a fixed price, and the first available window, usually the same business day.