Boundary surveys, ALTA surveys, site plans and construction staking in Forsyth County. Licensed Georgia surveyor serving Cumming.
If you are weighing a call about a Forsyth County parcel, start with how we work. S&S Land Surveying runs from a single office at 549 West Ave in Cedartown and travels across North Georgia into Forsyth County for survey work. There is no Forsyth office. What makes the trip worth it is familiarity with the record: we read and retrace Georgia's district and land lot grid, the framework every Forsyth County deed and plat is tied to, as routine work.
S&S Land Surveying LLC was founded at the end of 2021 by William "Bart" Sims, who brings more than 40 years of surveying experience to the work, and the firm holds 4.9 stars from 50+ Google reviews. Our licensed Georgia surveyor covers boundary surveys, ALTA/NSPS land title surveys, topographic surveys, site plans, parcel splits and building staking across the county, in Cumming and throughout the unincorporated county.
Forsyth County lies in the Piedmont, on crystalline rock, schist, gneiss, amphibolite and quartzite among it. Lake Sidney Lanier bounds the county along its northern and eastern edges, and Forsyth is split between two river basins, the Chattahoochee to the south and west and the Etowah to the north. Cumming is the county seat and the only incorporated city in Forsyth.
Georgia is a metes and bounds state, not a Public Land Survey System state. Land here was granted by the State of Georgia rather than the federal government and handed out through a series of land lotteries, so the federal rectangular survey never applied and there is no township and range to fall back on. A Forsyth County description is written in the district and land lot framework the State laid out, and those district and land lot numbers still carry the legal description on deeds and plats recorded today.
Because Cumming is the county's only incorporated city and sits wholly inside Forsyth, the recording question is simpler here than in counties whose cities cross the line: a Forsyth County parcel records in Forsyth County. The land lot and district numbers from the original survey still carry the legal description on current deeds and plats, and a retracement that follows those calls back to the grid is where an older boundary gets resolved.
Under O.C.G.A. § 44-2-1, deeds are recorded with the Clerk of Superior Court of the county where the land lies, which for a Forsyth parcel is the Clerk of Superior Court of Forsyth County in Cumming. Plats fall under O.C.G.A. § 15-6-67, the Georgia Plat Act: the clerk files and records plats, plats must meet the standards of the State Board of Registration for Professional Engineers and Land Surveyors, sheet sizes run from a minimum of 8.5 by 11 inches to a maximum of 24 by 36 inches, and a subdivision plat cannot be recorded until the planning commission or governing authority has approved it. County property records are published at qpublic.net/ga/forsyth.
Forsyth combines residential and commercial development, and on the commercial side the ALTA/NSPS land title survey is usually the item holding up a closing. If a lender or title underwriter has called for one, raise it early: the Table A items are agreed before the crew mobilizes and they set the scope of the field work.
Retracing Forsyth County lines through the district and land lot they originate from, and setting recoverable corners.
Learn More →Title survey work for Forsyth commercial transactions, prepared to the ALTA/NSPS standard with the Table A items your underwriter requires.
Learn More →Elevation and feature mapping for design and permitting, including parcels along Lake Lanier and across the Chattahoochee and Etowah basins.
Learn More →Dividing acreage into recordable parcels, including the approval the Plat Act requires before recording.
Learn More →Transferring the approved plan to the ground so foundations, building lines and setbacks are built where the plan places them.
Learn More →Cumming is the only incorporated city in Forsyth County. We survey Cumming and throughout the unincorporated county.
Forsyth County borders five others: Cherokee, Dawson, Fulton, Gwinnett and Hall. Those with pages of their own are linked below.
Tell us where the parcel is and what the survey has to accomplish.
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