Flatirons, Inc.
- Surveying, Engineering & Geomatics
A Full Service Land Surveying Company Serving Boulder County And The Colorado Front Range
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Improvement Location CertificatesFlatirons, Inc. has the largest department dedicated to providing Improvement Location Certificates (ILC's) in the Front Range area. These certificates are typically used in order for mortgage and/or title companies to have some assurance that the improvements to a property are not encroaching into an easement or beyond the deed lines. At your request, these certificates can also be used to show the drainage patterns of a lot. Additional information useful to the mortgage and title insurance companies may be included on an Improvement Location Certificate. Determination of the flood zone area may be us With over twenty years experience working with clients who provide mortgage-lending and real estate services, Flatirons, Inc. has developed a library of over 45,000 Improvement Location Certificates. This often allows us to complete an ILC more rapidly and less expensively than our competition. We will make every effort to provide you with a high level of customer service through being committed to meeting your needs and assuring that your deadlines are met. Frequently asked questionsWhy do you need an ILC?ILC's are used to locate the improvements on a parcel of property. Typically mortgage or title companies require them for the buying and selling of homes. They can also be used by municipalities for construction permitting. What is the difference between an ILC and a full survey?An ILC locates improvements on a parcel of land. Improvements can include houses, sheds, patios, decks, driveways, walks, and fences. An ILC shows the size and shape of a parcel of land according to the description provided in the deed, and the easements found within the parcel being surveyed when that information is provided to the surveyor. An ILC is an official document that must be signed and sealed by a Land Surveyor registered in the State of Colorado. An ILC shows apparent encroachment problems, such as a building built partially or totally within an easement, a driveway built partially or totally on a neighboring parcel of land, or a neighbor’s building built partially or totally on the parcel of land shown on the ILC. A full survey, such as a Land Survey Plat or Monumented Land Survey, is based upon a more stringent procedures performed to locate the boundaries. A full survey will often locate or replace property corners. A full survey will delineate property lines and can be relied upon to locate future improvements. The measurements shown on an ILC are to the suspected record position of the property line. This line is subject to change if a full survey is performed. In some cases, more extensive surveying may be required to clarify or resolve potential problems uncovered while obtaining measurements for an ILC. When this occurs, the client will be notified of the potential problems and the extent of the additional surveying required. The above information is to help a person unfamiliar with improvement location certificates understand information the document will provide. The actual Colorado Revised Statutes are provided below. How much does an ILC cost?Three factors affect the cost of an ILC -- timeframe, distance, and parcel size. Typical turnaround time (the time it takes to receive an ILC from the time we receive a signed work order) is 6 business days. If an ILC is needed in less time there is an associated "rush fee." If the parcel is an exceptional distance from our Boulder office (i.e. Parker, Ft. Collins, Idaho Springs) there are associated travel costs. Parcel size can also affect the price of an ILC. If the parcel is multiple acres, oddly shaped such as a mining claim, or a commercial property, the cost can increase. All prices are estimated on an individual basis and will appear on the work order. What is a WORK ORDER?A work order is an agreement between the person who orders the ILC and Flatirons. Inc. It will outline the terms and conditions of the work to be performed as well as providing an estimated cost. Does it matter where I live?No. The requirements for an ILC are based on state statutes. However, distance from our offices can affect price. Who orders an ILC?Anyone can order an ILC. Typically, homeowners, mortgage companies, title companies, buyers or sellers order an ILC. How do you order an ILC? ILC's can be ordered on line, by phone, or in-person at our Boulder office How long does it take?The standard turnaround time for an ILC is 6 days. They may be completed sooner and can be completed with "RUSH Delivery" if needed. What will I get?You will receive a paper certificate that shows a graphic representation of the subject property. The standard format is one legal size sheet, but may vary depending on the size of the property. How do I receive my ILC? ILC's are usually mailed to the client but may be delivered or faxed as well. Electronic copies are not available for legal reasons. What is a Height Verification Letter (HVL)?A Height Verification Letter masures the relative height of a structure in relation to the grade in the vicinty. Each municipality and or county defines the height of a building in different ways. Some of the locally used definitions are as follows: Louisville uses the average of the highest and lowest adjacent grade to the building to establish the reference point from which the height is measured. Within the City of Boulder the lowest point within 25 feet of the proposed footprint of the structure is used to establish the reference point from which the maximum allowable height is measured. The County of Boulder uses the lowest point directly under the highest ridge. To establish the location of the highest ridge the surveyor needs to have an idea of where the proposed structure is going to be horizontally located. The area is then mapped before the construction begins to establish the maximum allowable height. In the City of Boulder, some lots are more restricted by the solar ordinance than by the total allowable height. Solar Height Verifications measure the vertical poistion of the "shadow casting elements" in relation to the grade below. Each site is different in how the slope and general lay of the land affect the solar shadow. The calculations for a solar shadow analysis are based upon the sun angle on the shortest day of the year at 10:00 am, 12:00 noon and 2:00 pm. SERVICES• Commercial • Residential • Mountain Properties / Mining Claims • Rural / Agricultural • Construction Compliance More about Improvement Location CertificatesImprovement Location Certificates are certified by a licensed surveyor for the benefit of mortgage companies and title insurance companies, but are not surveys in the strict sense of the word. Before a mortgage or title insurance is issued, the interested parties want to have some assurance that the improvements on the subject property do not encroach onto adjoining properties, and that neighboring improvements do not encroach onto the subject property. In most cases an Improvement Location Certificate will be sufficient to show the relationship (location) of the structures (improvements) to the deed lines as described in the legal description. Distances from the major structures to the nearest deed lines will be shown. This information can show encroachments onto other properties or into areas reserved for easements. The dimensions shown usually have a tolerance indicating that the measurements are not exact. The field methods employed for an Improvement Location Certificate are often not sufficient to precisely locate the deed line. If it is concluded that encroachments may exist but cannot be ascertained by the preparation of an Improvement Location Certificate, a note suggesting the preparation of a monumented land survey or land survey plat, to determine property line location, may be included. Since the majority of properties clearly have no encroachments, the Improvement Location Certificate provides a way of meeting the needs of the mortgage company and title company without the expense of a monumented land survey. Colorado Revised Statutes (C.R.S.) define an Improvement Location Certificate as follows: "Improvement location certificate" means a representation of the boundaries of a parcel of land and the improvements thereon, prepared pursuant to Section 38-51-105. 38-51-108. Improvement location certificate. A land surveyor may, based upon his general knowledge of land boundaries and monuments in a given area, prepare an improvement location certificate for the use of a specific client, and, if the client is not the owner or buyer, a copy of such certificate shall be provided to such owner or buyer. Such certificate shall be prominently labeled "improvement location certificate" and shall not be designated as nor construed as being a land survey plat or improvement survey plat, and the statement furnished on the certificate shall be in the following form: IMPROVEMENT LOCATION CERTIFICATE I hereby certify that this improvement location certificate was prepared for ...(individual or firm)..., that it is not a land survey plat or improvement survey plat, and that it is not to be relied upon for the establishment of fence, building, or other future improvement lines. I further certify that the improvements on the above described parcel on this date, ...(insert date)..., except utility connections, are entirely within the boundaries of the parcel, except as shown, that there are no encroachments upon the described premises, except as indicated, and that there is no apparent evidence or sign of any easement crossing or burdening any part of said parcel, except as noted. The land surveyor will assume full liability for each improvement location certificate that is done by him or under his direct supervision. If you have been told that you or another party can sign an affidavit indicating that no changes have occurred on your property for a certain amount of time, you may be interested in this article about affidavits of survey. |
ed as a basis of requiring flood insurance if the property is in an area prone to flooding.