ILC Vs Survey In Buena Vista: What Buyers Should Know

Are you trying to decide between an ILC and a full survey for a Buena Vista home or acreage? You are not alone. The right choice can protect your investment, speed up closing, and head off costly disputes later. In this guide, you will learn the key differences, when each option fits, how lenders and title companies think about surveys, and what to expect for timing in Chaffee County. Let’s dive in.

ILC vs. full survey: key differences

Improvement Location Certificate (ILC)

• A drawing by a Colorado-licensed surveyor that shows visible improvements, like a house or fence, in relation to the presumed property lines.
• Useful for a quick snapshot when lender and title allow it.
• Not a legal boundary determination and does not set or confirm corners.

Boundary survey

• Establishes the precise legal boundaries and monuments the corners.
• Resolves discrepancies in deeds or plats and identifies encroachments.
• Provides a certified result that can be used in legal matters.

ALTA/NSPS Land Title Survey

• A comprehensive boundary survey prepared to national standards important to title insurers and lenders.
• Documents easements, access, improvements, measured distances, and can reference flood zones.
• Based on the current ALTA and NSPS standards.

To confirm a surveyor’s license in Colorado, use the Colorado Department of Regulatory Agencies.

What lenders and title companies require

• Many conventional residential loans on platted, in-town lots accept an ILC, if the title company also agrees.
• Construction loans, loans on rural acreage, and complex properties are more likely to require a boundary or ALTA-compliant survey.
• Title commitments often include a survey exception. To remove it, the title company may require a boundary or ALTA survey.
• Always check your lender’s and title officer’s requirements early in the process.

Buena Vista property types and best fit

In-town platted lots

• When an ILC may be acceptable: lender and title agree, no plans to build or move fences, no visible conflicts.
• When to choose boundary or ALTA: planning an addition or new fence, need to confirm setbacks, or if there are encroachment concerns.
• Risk of ILC only: it does not settle exact lines if a dispute comes up later.

Small acreage near town (about 1–10 acres)

• Prefer a boundary or ALTA to document access, easements, and corner locations.
• An ILC can be a budget-friendly start, but plan to upgrade before construction or septic design.
• Pay close attention to recorded access, ditch easements, and utilities.

Large acreage and ranch properties

• Choose an ALTA or large-scale boundary retracement to cover complex access, multiple easements, and long boundaries.
• Expect more time for deed research and field work.

Planning new construction, septic, or lot changes

• Building and septic permits usually require a certified boundary survey. ILCs are often not sufficient for permit review.

Title commitments with survey exceptions

• Ask your title officer which survey type is needed to remove the exception. Requirements are specific to underwriting.

Cost and timing: what to expect

• ILC: generally the fastest and lowest-cost option. Turn times can be days to a couple of weeks, depending on the surveyor’s workload and property complexity.
• Boundary or ALTA: more time and higher cost because of deed research, field work, corner setting, and drafting. Timelines often range from 2 to 6 weeks or more.
• Local factors that can extend schedules in Chaffee County: winter access, mountain terrain, stream crossings, missing or disturbed monuments, and longer travel times to rural parcels.

Local land-use factors that matter

Water rights and ditches

• In Colorado, adjudicated water rights are a separate legal record. Surveys can show visible ditches and recorded ditch easements, but not the water rights themselves.
• For ditch and water-right inquiries, visit the Colorado Division of Water Resources.

Floodplain and drainage

• Portions of the Arkansas River corridor and nearby tributaries may be in FEMA flood zones.
• Check the FEMA Flood Map Service Center for parcel-specific flood data.

Access and recorded easements

• Rural parcels often rely on recorded access easements. An ALTA survey documents these more fully.
• For parcel records and plats, start with Chaffee County offices and mapping resources.

How to choose: a simple checklist

1. Ask the seller for any prior surveys or ILCs, recorded plats, and improvement documents.
2. Review the title commitment early and note any survey exceptions.
3. Confirm your lender’s survey requirement: ILC, boundary, or ALTA.
4. Check local permit rules for setbacks, septic, and survey needs with the Town of Buena Vista or Chaffee County.
5. Hire a Colorado-licensed surveyor and request clarity on the scope and deliverables.
6. Verify access routes, easements, flood zones, and ditch features using county records, FEMA maps, and the state water office.
7. Build time into your contract for survey work, especially for acreage or winter field conditions.
8. Plan to upgrade to a full boundary or ALTA before building, subdividing, or when removing title exceptions.

Who does the work

• Surveys in Colorado must be completed by a licensed Professional Land Surveyor. You can verify licensure with Colorado DORA.
• For ALTA/NSPS surveys, surveyors follow national minimum standards published by ALTA and the NSPS.

The bottom line for Buena Vista buyers

Use an ILC when your lender and title company allow it and the property is a straightforward, platted in-town lot with no plans to build or move boundaries. Choose a boundary or ALTA survey when you need precise corners, plan construction, or are buying acreage with access or easement questions. In our mountain market, investing in the right survey early can save you time and risk later.

Ready to weigh your options and coordinate with local surveyors, title, and permitting offices? Reach out to Laura Ostrom for a local, hands-on plan that fits your goals.

FAQs

What is the difference between an ILC and a boundary survey?

• An ILC shows visible improvements relative to presumed lines, while a boundary survey establishes legal boundaries and sets or confirms corner monuments.

When will my lender require an ALTA survey in Buena Vista?

• Lenders often require ALTA or boundary surveys for construction loans, rural acreage, or complex properties; confirm with your loan officer early.

Can an ILC remove the survey exception from my title policy?

• Sometimes on simple, platted lots, but many title companies require a boundary or ALTA to remove the exception; ask your title officer.

Do surveys confirm water rights on Chaffee County parcels?

• No. Surveys can show physical ditches and recorded easements, but water rights are separate records with the state water office.

Where can I check flood risk for a Buena Vista property?

• Use the FEMA Flood Map Service Center to review parcel flood zone information before you finalize plans.