Commercial Land Survey Services in Chicago and Northern Illinois
PLCS Corporation is Chicago's commercial land surveying firm — three legacy divisions with roots going back to 1872, now operating together under one roof. We serve developers, general contractors, architects, engineers, law firms, title companies, and municipalities across the entire Chicago metro area and Northern Illinois. With 7 licensed Professional Land Surveyors and 10 or more field crews out daily, we have the depth to meet your schedule without cutting corners on accuracy. Whether you need an ALTA survey for a closing next week, construction staking that starts tomorrow, or a pre-design survey before your architect draws a single line — you're in the right place.
Our Commercial Survey Services
ALTA/NSPS Land Title Surveys
The gold standard for commercial real estate transactions. Required by lenders and title companies at closing, an ALTA survey documents boundaries, easements, encroachments, improvements, and access rights — all to nationally standardized specifications. If you are financing or acquiring commercial property in Illinois, your lender almost certainly requires one.
Plats of Survey
A Plat of Survey is the legal drawing that establishes the boundaries, dimensions, and features of a parcel. Required for permits, subdivisions, property transfers, and most construction projects in Illinois. It is typically the first document needed at the start of any development project and the foundation everything else is built on.
Construction Surveys
Before the first shovel goes in the ground, you need construction staking — the precise reference points, layout lines, and grades that tell your crew exactly where to build. We partner with developers and general contractors from pre-construction through project completion, including as-built documentation when the job is done. Getting this right at the start prevents costly corrections later.
Pre-Design Surveys
Architects and engineers need accurate site data before they design anything — existing conditions, topography, setbacks, utilities, and boundary lines. A pre-design survey (also called a topographic survey) gives them that foundation. It prevents expensive redesigns and is strongly recommended before any new commercial project begins.
Condominium Surveys
Required by Illinois law when forming a new condominium association, a condominium survey legally defines the boundaries of individual units and the common areas shared by all owners. We have extensive experience with condo conversions and new mixed-use developments throughout Chicago and the collar counties
Easement Surveys
An easement survey identifies and documents every easement on a property — utility corridors, right-of-way access, drainage easements, shared driveways. Critical for developers, attorneys, and municipalities who need to understand exactly what rights others hold over a property before buying, financing, or building on it.
Air Rights / Vertical Division Surveys
In Chicago's dense urban market, property can be divided vertically — a developer may own the rights to build above a certain elevation without owning the ground below. PLCS specializes in air rights surveys and vertical division plats for high-rise and mixed-use developments. This is a technically complex service that requires deep expertise in Chicago's specific real estate and zoning environment.
3D Land Scanning
For complex buildings, historic structures, and renovation projects where traditional survey methods can't capture the full picture, we use LiDAR-based 3D scanning to produce a precise digital model of the existing structure or site. The result is a highly accurate spatial dataset that architects, engineers, and contractors can work from directly.
Who We Work With
PLCS works directly with the full spectrum of commercial real estate and construction professionals and we are experienced at operating as part of a larger project team. We regularly coordinate with:
- Commercial developers and general contractors who need survey data at every phase of a project, from pre-construction through completion.
- Architects and engineers who need accurate existing conditions and topographic data before design begins.
- Law firms and title companies requiring ALTA surveys, boundary opinions, and easement documentation for commercial closings.
- Municipalities and infrastructure planners working on public improvements, utility corridors, and right-of-way projects.
- Condominium and mixed-use developers establishing new associations or converting existing buildings.
We can deliver documents in the formats your team needs and coordinate directly with your architect, engineer, or attorney to keep the project moving.
Why Chicago's Development Community Chooses PLCS
PLCS brings together three of Chicago's most established surveying firms — Chicago Guarantee Survey Company (1872), Gremley & Biedermann (1927), and James Schaeffer & Schimming (1930). That history means our survey records go back further, our knowledge of Chicago's built environment runs deeper, and our understanding of Illinois property law is grounded in more than 150 years of real-world practice.
Our portfolio includes Willis Tower, Wrigley Field, Soldier Field, Trump Tower Chicago, The Aqua, The Art Institute of Chicago, the University of Chicago, and dozens of major residential and mixed-use developments across the region. We bring that same precision and professionalism to every project, regardless of scale.
7 licensed Illinois Professional Land Surveyors. 10 or more field crews in the field daily. Free consultations. Call (773) 685-5102 or submit your project details using the form on this page.
What Type of Survey Do You Need? Common Questions Answered
What is a Plat of Survey?
A Plat of Survey is a legal drawing that shows the boundaries, dimensions, and features of a parcel of land. It is required for many permits, subdivisions, property transfers, and construction projects in Illinois. It is one of the
What is a construction survey and when is it needed?
Construction surveys establish precise reference points, layout lines, and grades so contractors can build exactly where plans specify. They are needed before and during any new commercial build, building addition, or infrastructure project. Without a construction survey, there is significant risk that structures end up in the wrong location, which can cause costly legal and permitting problems.
What is a pre-design survey?v
Before an architect or engineer begins designing a project, they need accurate site data — existing conditions, topography, structures, setbacks, utilities, and boundary lines. A pre-design survey provides that information so design work is grounded in real-world facts. This prevents expensive design revisions later and is strongly recommended before any new commercial design begins.
What is a condominium survey?
A condominium survey defines the legal boundaries of individual units within a multi-unit building and the common areas shared by all owners. It is required by Illinois law when establishing a new condominium association and is frequently needed for condo conversions and new mixed-use developments.
What is an easement survey?
An easement survey identifies, locates, and documents easements on a property — such as utility corridors, right-of-way access, drainage easements, or shared driveways. These surveys are critical for developers, attorneys, and municipalities who need to understand exactly what rights others have over a property before purchasing, financing, or building on it.
What is Air Rights / Vertical Division surveying?
In dense urban environments like Chicago, property can be legally divided vertically — meaning a developer may own the rights to build above a certain elevation without owning the ground beneath. PLCS specializes in air rights surveys and vertical division plats for high-rise and multi-use developments.
What is 3D land scanning?
We use LiDAR-based 3D scanning technology to capture highly accurate spatial data of existing structures and sites. It is ideal for complex commercial buildings, historic structures, renovation projects, and any situation where traditional survey methods cannot capture the full picture. The result is a precise digital model that architects, engineers, and contractors can work from directly
What does infrastructure or utility plat documentation involve
We survey and document the location of underground and above-ground utilities, infrastructure corridors, and public improvements for municipalities and private developers. This is essential for planning, permitting, and avoiding costly conflicts or damage during construction.