This is Not a Legal Survey
Contributing Writer | Architecture & Design Writer
In some cases, certified site plans are the only documents that guarantee compliance and precision for accurate measurements and detailed property layouts.
But what exactly does it entail, and since it can be costly, how do you determine if it’s the permit authorities’ required option in your case?
Understanding these elements will help you decide the best approach for your project.
Read on to discover the details, costs, and alternatives.
Whether you need a certified or non-certified site plan depends on the specific purpose of the plan and the local authorities’ requirements.
In general, certified site plans are considered necessary for legal and compliance-related purposes, while non-certified plans are considered flexible and affordable for less formal uses.
However, this isn’t the universal rule.
A non-certified site plan is a detailed drawing or map of a property that shows features like buildings, boundaries, driveways, and utilities, but it hasn’t been officially reviewed or stamped by a licensed professional (like a surveyor or engineer).
It can be created by a homeowner, an unlicensed designer, or an online drawing service like GetASitePlan.
It’s typically used for preliminary planning or informational purposes but may not meet the strict requirements needed for official approval, permits, or legal filings.
However, some authorities acknowledge non-certified site plans as relevant and acceptable for specific purposes.
Non-certified site plans may be sufficient for projects where certification is unnecessary.
These projects are:
However, it’s essential to confirm with your local municipality or governing body before proceeding.
Many jurisdictions clearly outline when a certified plan is mandatory and when a non-certified plan is acceptable.
If non-certified plans meet their criteria, opting for them can save you significant time and money while ensuring your project complies with the necessary regulations.
A non-certified site plan can cost between $89 and $300, depending on various factors.
The most common factors that affect the cost are:
Regardless of the factor, non-certified site plans are generally much more affordable than certified plans, as certified plans have a specific, expensive requirement.
A certified site plan is a detailed and officially verified document that illustrates the layout and features of a property.
Since property layout requires official certification, certified site plans are prepared and certified by licensed professionals, such as surveyors, architects, or engineers, to ensure accuracy.
For example, engineers play a critical role by certifying site plans, verifying measurements, and ensuring layouts meet both technical and legal requirements.
These professionals, like architects, design the layout, ensuring it adheres to regulatory standards and supports project planning and implementation.
Therefore, certified site plans, both commercial and residential, are carefully engineered to meet standardized requirements and ensure scalability for future property development.
They are required for legal documentation and permits and represent the plan you will need to obtain for specific projects.
Certified site plans include essential information such as:
By providing this information, certified site plans help verify property details and ensure they comply with legal requirements.
Authorities approve documentation as part of the permitting process to ensure all aspects of the project meet legal and safety requirements.
On average, certified site plans typically cost between $500 and $3,000 or more, depending on project complexity.
They are a much more expensive option because they require a licensed surveyor or engineer’s involvement and certification.
A certified site plan may be needed for various purposes, usually encompassing building permits and ensuring compliance.
Yet, the list of purposes can go beyond this, covering the following:
For these reasons, it’s important to find relevant options for obtaining these plans.
You can obtain a certified site plan from licensed professionals who have their stamp to put on the document.
These sources include:
The experts certify the accuracy of the plan, measure property dimensions, inspect key site features, and implement verification processes to ensure compliance with all applicable regulations.
Documentation supports permit approval by ensuring that all elements of the plan meet regulatory standards and are consistent with local requirements. This verification process assures authorities, helping streamline approvals.
On the other hand, obtaining a non-certified site plan is a simpler and quicker process.
To obtain non-certified site plans, you can choose between creating them yourself, hiring local designers, or using online drawing services.
Each option offers a unique balance of cost, speed, and convenience.
Here’s a brief description of every option (if you need a more thorough explanation, you can find it in our “How to Obtain a Site Plan of my Property” article).
Creating a site plan yourself is the cheapest option if you have a sense of drawing, spare time, and clear instructions on how to draw a site plan.
You can choose between physical tools like graph paper and a pen, or you can use software specialized for drawing site plans.
But before you submit a DIY site plan, it is important to review the specific requirements set by local authorities to ensure your plan will be approved.
For instance, the City of Midland’s Site Plan Review Checklist specifies that site plans must adhere to designated scales based on property size [1]:
Standardization across site plans ensures they are scalable for future development and meet all approved regulatory requirements.
Local designers or drafters can produce accurate, non-certified plans tailored to your needs at a lower cost than certified professionals.
Yet, the price may vary depending on the designer and country, and in some cases, it can be only slightly cheaper.
Online services like GetASitePlan provide quick and affordable non-certified site plans.
GetASitePlan is especially useful for straightforward projects, permits, or when you need a plan in digital format.
You can pick different packages depending on the level of detail you want to be shown on your site plan and get them in 24 hours for an affordable price.
A certified plot plan is a specific type of certified plan focused on property boundaries and structures.
It includes precise measurements and is often used for:
Key differences between certified site plans and plot plans are in their scope and use case.
Regarding the scope, site plans provide accurate property boundaries and include the detailed layout of landscaping, infrastructure, and buildings, while plot plans focus primarily on property boundaries and structures.
Speaking about use cases, site plans are more comprehensive for development projects, while plot plans are typically used for legal or real estate purposes.
Choosing the right site plan ultimately depends on your project’s scope, budget, and requirements.
Certified site plans meet regulatory standards, ensuring compliance with legal documentation, zoning regulations, and permits.
However, non-certified site plans can serve the same purpose, depending on local authorities and their requirements.
The key is to evaluate your project’s specific needs and consult with the appropriate authorities to ensure you have the right documentation.
References:
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Contributing Writer | Architecture & Design Writer
During my career, I’ve written articles on interior design, home remodeling, and renovation with an emphasis on money-saving tips and DIY ideas. It’s been a rewarding journey and I am thrilled to continue helping others bring their architectural visions to life.
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