Land Surveying in Uganda

SET THE STAGE

Mukiibi Duncan, a surveyor with Terrain Consult at Ambassador House in Kampala, says surveying is the practice of measuring angles and distances on the ground so that they can be accurately plotted on a map
He adds that boundary opening surveying is the branch of surveying where angles and distances of an already surveyed plot are measured to ascertain its boundary.

Mukiibi explains that there are several reasons why one would require a boundary opening survey and these include solving boundary disputes to verify a land title deed, to replace missing mark stones, ascertain the size, shape or location of a plot.

Process
“A land owner, ‘the client’ approaches a surveyor requesting for their services. The client avails a copy of the land title and gives the specific reason for which they require the survey. Once the scope of the work is understood, a reconnaissance (investigative) survey is done by the Surveyor and later the work is costed upon which a contract is signed,” Drayo explains adding,
“The client then writes to the relevant District Staff Surveyor introducing the Surveyor or Survey firm they have elected to carry out a survey on their land and seeking permission for the survey to be done; this letter will be copied to the LC-1 Chairperson and/ or relevant local leaders, security agencies in the area as well as the Surveyor,” he says

Mukiibi observes that once the District Staff Surveyor is satisfied with the reasons given by the client, they will then write to the Surveyor granting them permission to proceed with the survey. The letter is copied to the LC1 chairperson of that area, concerned parties, neighbors and security agencies in the area.
Other than that:
“The Surveyor will obtain more information to help them accomplish the task. This will include up-to-date cadastral prints from the District Land office, photocopies of the title, up-to-date cadastral data(a map or survey showing or including boundaries, property lines) from Entebbe Department of Surveys and Mapping where necessary, survey control data within the area of, the requisite equipment to accomplish the task,” Mukiibi explains.
He further states that the surveyor writes to the LC1 chairperson informing them of the impending exercise and date when it will be done. Copies are made to the client, the neighbors, the district staff surveyor and local security agencies.

He, however, explains that “In Uganda, the Universal Transverse Mercator (UTM) and Mailo are the commonest systems used for referencing mapped land. With the UTM system, plots are surveyed using internationally recognized coordinate system, where coordinates are absolute and true. The Mailo system depends largely on the distance and angles of the plots with the coordinate system used being an assumed one,” he says
With plots on UTM, the cadastral data obtained from Department of Surveys and Mapping is set out with reference to known control points in the area to locate the plot corners.

Mukiibi, however, adds that with Mailo, nearby accurate mark stones are identified and used to reestablish the subject plot using the angles and distance as they appear on the cadastral print.
This is done with all boundary opening surveys features within and without the subject plot are picked and included in a sketch map that is accompanied with a survey report detailing the procedures followed, observations made, conclusions and recommendations.

HOW TO GO ABOUT A BOUNDARY CONFLICT

The moment a neighbour starts to build on what you think is your property, find out what is going on. If your neighbour turns hostile and insists on proceeding, inform them that you will sue them if necessary to stop what they are doing.”
“If you are already certain about the boundary and have proof, such as a survey, you can threaten to call the police and have them arrested for trespassing.”
“Attempts should first be made to resolve boundary disputes by mediation, compromise and agreement before costly litigation ensues. Therefore, a complaint should first be made to the neighbour.” “If you are not on good terms with your neighbour, it is advisable to put your complaint in writing,” he advises.
He says; if initial representations to your neighbour fail, you may wish to seek the help of a local mediator. To search for a mediator in your area who could help, boundary disputes are not something new. Ssemakula also adds that the cost of a boundary survey is subject to several important factors as well as the etiquettes of the surveying firm you have entrusted to perform the work. Cost related factors may include:

Considerations when surveying the land
Some of the things they consider when surveying land is the location, roughness and accessibility of the land to be surveyed, the size of the land to be surveyed, seasonal variations in leaf cover, ground markings and other potentially important features of the land, the shape and extent of the parcel (land) to be surveyed, the purpose for which the survey is being commissioned.

By Mukiibi Duncan

Land Surveyor

MUDU Real Estates (U) Limited