Utility easements on land development projects create a permanent public record of where utilities are buried and the rights associated with accessing them. The as-built documentation that supports easement recording must meet survey accuracy standards — not construction-grade GPS accuracy — because the recorded easement document has legal standing that will last as long as the property exists.
What as-built documentation is required for utility easements on land development projects?
Utility easement as-built documentation for land development requires: (1) GPS survey of the utility centerline at intervals of 50 ft or less, plus at all manholes, cleanouts, valves, fittings, and direction changes, to survey accuracy (typically ±0.1 ft horizontal using network RTK or total station); (2) depth of cover measurements at each survey station plus at all crossings with roads, drainage structures, and other utilities; (3) a CAD drawing showing the utility centerline, structure locations, easement boundary, cover depths, and tie dimensions to lot corners or platted improvements, in the municipal-specified format; (4) a coordinate table listing the northing, easting, and elevation of each measured point; and (5) a signed and sealed certification by a licensed land surveyor confirming the as-built survey was performed and the utilities fall within the easement boundary.
The as-built record must confirm not only the position of the installed utility but also that the utility falls within the boundaries of the recorded easement. Easement widths for common utility types:
| Utility Type | Typical Easement Width | Utility Offset from Centerline |
|---|---|---|
| Sanitary sewer (4-12 inch) | 20 ft | Within 5 ft of easement centerline |
| Water main (4-12 inch) | 20 ft | Within 5 ft of easement centerline |
| Storm drain (12-24 inch) | 20-30 ft | Within 5-8 ft of easement centerline |
| Gas main (2-8 inch) | 15-20 ft | Within 5 ft of easement centerline |
| Combined sewer/water corridor | 30-40 ft | Per utility separation requirements |
| Electric (underground distribution) | 10-15 ft | Within 3 ft of easement centerline |
| Fiber/telecom conduit | 10 ft | Within 3 ft of easement centerline |
If the as-built survey shows a utility falls outside the easement boundary, the options are: correct the installation to move the utility within the easement (rarely practical after backfill); file a revised easement plat that encompasses the actual utility location; or file a separate easement for the relocated portion. Each option requires legal review and municipal approval.
Most municipalities require utility as-builts in both CAD (DWG) and GIS (shapefile or geodatabase) formats. The specific requirements vary significantly by jurisdiction. Confirm the following before beginning the CAD deliverable:
The utility as-built certification must be signed and sealed by a licensed land surveyor in most jurisdictions. The surveyor certifies that:
The surveyor certification transforms the as-built from a construction record into a legal document. Without it, the as-built is informational only and cannot support easement recording or title insurance requirements.
Sitemark records GPS positions, cover depths, and fitting locations in the field before the trench closes — giving the surveyor the raw data they need to assemble the easement as-built without a remobilization. Start free.
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