Real Estate Surveying
Comprehensive surveying for compounds and developments. El-Eman Office provides full-cycle surveying for real estate projects.
The project's main control network
In surveying large real estate projects it is not enough for each contractor to work from their own points. A main control network tied to the official coordinates is therefore established, with points spread around the edges and inside the project so they can be seen from the work areas. The points are fixed, protected and documented with a description and photographs, and are rechecked periodically because excavation and traffic can move them. All parties adopt this network so that differences in levels and axes between the various parts of the project disappear.
From the master plan to plots and streets
The surveyor converts the master plan drawn on paper into clear boundaries on the ground. He sets out street axes, plot boundaries and corners, and the locations of main utilities, and fixes permanent markers for plot boundaries. Plot areas are calculated and checked against the approved plan. Because plots are sold by the metre, a small error in a boundary turns into disputes with buyers later. Setbacks and distances from streets, green areas and services are also respected.
- Checking the plot subdivision before handover to buyers begins.
- Preparing a drawing for each plot with coordinates and dimensions.
- Making sure utilities reach each plot boundary at the correct levels.
Slopes, drainage and phase coordination
At project level, slopes must be controlled so rain and wastewater flow to the intended points without flooding low plots. The surveyor produces a terrain model after grading and compares it with the design to show where cut or fill is needed. Water, drainage, electricity and telecoms networks must be coordinated so they do not clash, each with a defined space in the street cross-section. In successive phases, the surveyor must document what was built in each phase before the next begins.
- Set up a unified control network and approve it for all contractors.
- Set out street and plot boundaries and fix permanent markers.
- Monitor slopes and levels during grading and paving.
- Hand over as-built drawings of the networks and the works for each phase before moving to the next.
Resolving disputes between owner and buyers
Disputes usually arise over a plot's area, location, boundaries or the levels of utilities. To prevent them, each buyer is given a survey drawing of the plot with its dimensions and its markers on the ground, and signs to confirm receipt of the boundaries. A digital database linking plot number to coordinates, area and status is useful. When a disagreement arises, the approved drawing and the signed record can be consulted. The better organised the data, the less often resurveying is needed.
Frequently asked questions
Why do unit areas change between the plan and handover?
The difference may come from how the sold area is measured, allowance for wall thickness and light wells, and construction errors, so the contract should state how the area is calculated.
When are plots set out on the ground?
After the final subdivision is approved and before handover, and they are checked again when building starts on each plot.
Is a drone enough for a project of this size?
It speeds up topographic survey but needs ground control points, and plots and axes are still set out with precise ground instruments.
