Before your architect/ural designer can get started, they’re going to need a few things. Documents that are specific to your property, not your neighbours. They’re not always needed so be sure to check with your City or architect/ural designer.

• Legal Property Survey

• Flood/Hazard Report

• Geotechnical Report 

• Environmental Report

• Covenant Report

• Design Guidelines

Legal Property Survey

Property surveys are very important in construction, providing key information about land boundaries, features, and issues. They are crucial for when you're buying a new home or property, planning construction (renovation or new), or resolving property disputes or encroachments, like “this fence is on my side of the property”.

What is a Property Survey? A property survey is a detailed map or drawing of your piece of land, outlining its boundaries, dimensions, current structures, easements, and other pertinent features. 

Don’t get them confused with a civil survey, a survey of the entire neighbourhood - this is just specific to your property. 

Conducted by licensed surveyors, these surveys provide accurate and legally binding information about the property.

What’s involved in making a survey and how long does it take? Surveys typically involve the following steps:

1. Field Surveying: Surveyors use specialized equipment to measure the elevation of various points on the property's surface. They may also collect data on existing items, such as trees, buildings, and utilities. This usually takes a day on-site, possibly 2 if information was missed or for larger sites.

2. Mapping & Data Analysis: Surveyors use the collected data from being on-site to map out the property into a computerized drawing. From here, it is printed, stamped, and signed by a certified surveyor. This usually takes a week.

What is Included in a Property Survey? A comprehensive property survey typically includes the following components:

1. Boundary Lines: Precisely delineates the property lines, indicating where one parcel ends and another begins. This information helps prevent boundary disputes and ensures compliance with zoning regulations.

2. Structures and Improvements: Identifies existing structures, such as buildings, fences, driveways, and utility lines, located on the property. Additionally, it may include information on improvements, such as decks, pools, or sheds.

3. Easements and Rights-of-Way: Highlights any easements or rights-of-way that grant others access to a portion of the property. Common examples include utility easements or shared driveways.

4. Grade Elevations: Provides elevation data, indicating changes in the terrain's height and slope across the property. This information is crucial for drainage planning, site grading, and flood risk assessment.

5. Topographical Features: Depicts natural and man-made features, such as hills, valleys, streams, or ponds, that influence the property's characteristics and development potential.

6. Legal Descriptions: Includes detailed legal descriptions of the property boundaries, often referenced by metes and bounds or lot and block descriptions.

7. Zoning Information: Indicates the property's zoning classification and any applicable zoning restrictions or regulations.

8. Encroachments and Setbacks: Identifies any encroachments or violations of setback requirements, where structures extend beyond legal boundaries or fail to comply with setback regulations.

Note: While most projects require a survey, not all projects do, so check with your local City or Architect/ural Designer. 

Now for the reports…

Flood/Hazard Report

This report goes by various names, but its purpose is clear: to assess the flood height and any potential hazards that could affect your property. The flood height determines the height of your living spaces. In some cases, it might mean raising the house by a couple feet. However, it could also mean a flood height of 10 feet— meaning your entire first floor is restricted to non-living spaces like an entryway and garage.

The hazard portion evaluates risks such as living near a dam that could fail, potentially releasing rushing water and debris. In such cases, your home must be designed to withstand these forces.

Completing this report before starting the design phase is critical, as it directly informs the layout, building height, and potentially the construction required for your build.

Geotechnical Report 

This report is important to your structural engineer. It evaluates the soil and ground conditions of your property to determine its ability to support the foundation and structure of your build. Basically, it tells your structural engineer what kind of soil is on your property and how strong it is, helping them design a foundation that’s safe and sturdy.

Environmental Report

The next report, if applicable, is the environmental report. This is typically required if your property is near a body of water, such as an ocean, lake, river, pond, or creek. If water is present on or near your property—generally within 30 meters—you will likely need this report.

The purpose of an environmental report is to assess setbacks from the water, provide input for determining flood heights, and identify potential risks, such as hazardous trees caused by erosion, etc. 

Covenant Report

Sometimes, a property will have a covenant attached to it. This is a legally binding document that places specific restrictions or obligations on the property. For example, a covenant might exist because of a right-of-way, meaning a portion of your land must remain accessible to city or government workers for tasks like repairing power lines, water pipes, or other infrastructure.

Covenants can also include restrictions on how you can use or develop your property, such as limits on building heights, setbacks, or even the types of materials you can use. In some cases, they may outline requirements for maintaining shared spaces or protecting certain natural features.

It’s essential to review any covenants before starting your design, as they can significantly influence what you can and cannot do with your property. Your designer, along with your lawyer or surveyor, can help you interpret these documents and plan accordingly.

Design Guidelines

Design guidelines are essential if your property is in a development or community with specific aesthetic or structural rules. These documents outline requirements for materials, colors, rooflines, setbacks, and other design elements to ensure your home aligns with the overall look and standards of the neighborhood. Review these guidelines carefully before starting the design process, as they can significantly impact your plans and approvals.

All of these reports or various documents are essential pieces of the puzzle when planning your project. They ensure your design complies with legal requirements, accounts for safety and environmental concerns, and is tailored to the unique characteristics of your property. By gathering these documents early, you’ll set a strong foundation for your project and avoid costly surprises later. Make sure to review them thoroughly with your design team, as they will guide critical decisions throughout the process.