Vertical SaaS · Subsurface intelligence

See what's below
before you build.

UtilMapby3two is the subsurface utility platform built for real-estate developers — not surveyors. We fuse field-survey data into one graded model so you can price utility risk into acquisition, kill clashes before design, and clear permitting faster.

Get started — join the waitlist Book a sample survey review

1 in 65: excavations hits an unmarked utility
$4.7B: annual U.S. cost of utility strikes
11 wks: median permitting delay we help cut

PARCEL · 0418-NORTHGATE · QL-B

1 clash detected · proposed footing vs. duct bank

~$84k relocation

De-risking sites for forward-looking developers

NORTHGATE DEVMERIDIAN CAPITALBLUEPRINT PARTNERSCIVIQ ENGINEERINGHARBORLINE REITSTONECRESTATLAS GROUNDWORKSNORTHGATE DEVMERIDIAN CAPITALBLUEPRINT PARTNERSCIVIQ ENGINEERINGHARBORLINE REITSTONECRESTATLAS GROUNDWORKS

The problem

The most expensive surprises in development are the ones you can't see.

Utility strikes, mid-design relocations and the permitting delays they trigger quietly erode returns on otherwise sound deals. The data exists — it's just scattered across PDFs, as-builts of unknown vintage, and field crews you can't easily reach. So teams underwrite blind and find out after they mobilize.

Risk hits after you close

A trunk main under the parking structure becomes a change order, not a line in the pro forma — because nobody priced the subsurface during diligence.

The basemap can't be trusted

Records-grade utility data gets treated as ground truth. Without provenance and accuracy grades, engineers can't tell a surveyed line from a 1980s guess.

Software ≠ the ground

Generalist CAD tools draw what you give them. They don't tell you where the data is thin or help you go get better data from the field.

Who we build for

Tailored to how your team builds.

The same graded subsurface model, focused on the decisions each kind of developer actually has to make.

Real estate developers

Price subsurface risk before you close.

For acquisition and development teams underwriting land deals, where an unseen utility can turn a sound pro forma into a season of change orders.

Risk priced into the pro forma
A conflict-scored subsurface report for any parcel before you close — so relocation risk lands in your underwriting, not your change orders.
A basemap your engineers trust
Every conduit carries an ASCE 38 accuracy grade and provenance, so a surveyed line is never confused with a decades-old records guess.
Faster, cleaner permitting
SUE-compliant, jurisdiction-formatted exhibits that municipalities accept the first time — cutting weeks off the approval path.

Get started as a Real estate developer

Commercial developers

Build dense, mixed-use and high-rise with eyes open.

For commercial teams delivering complex urban projects, where congested right-of-ways and tight schedules leave no room for a mid-construction surprise.

Untangle congested urban right-of-ways
Dense city sites stack water, sewer, electric, gas, telecom and transit in the same few feet. We fuse every source into one graded model that surfaces conflicts on crowded parcels before they reach the field.
De-risk mixed-use & high-rise permitting
Deep foundations, podiums and multi-utility tie-ins multiply the agencies and reviews involved. Generate the permit-ready subsurface exhibits each jurisdiction expects, so complex approvals don't stall the schedule.
Protect tight commercial timelines
On a fixed-date commercial build, a single mid-construction utility strike cascades into crew standby, redesign and liquidated damages. Clash detection against your proposed structure flags those conflicts — with relocation cost ranges — while they're still cheap to fix.

Get started as a Commercial developer

The platform

One graded subsurface model, from acquisition to permit.

We built the capabilities the generalist stacks leave open — designed around how developers actually decide, design and ship.

Acquisition

Subsurface due-diligence in days, not site visits

Generate a conflict-scored subsurface report for any parcel before you close. Quantify relocation risk so it lands in your pro forma — not your change orders.

Confidence

Every utility carries a provenance and accuracy grade

We attach an ASCE 38 quality-level (QL-A through QL-D) to each conduit, with the survey method, vintage and source behind it. You see exactly how much to trust the line before you design around it.

Workflow

Lives inside the development workflow

Stop exporting between a survey desktop and your design stack. Share a living subsurface model by link, comment in context, and push clash-detected conflicts straight to your civil team.

Coordination

Automated clash detection across disciplines

Overlay proposed foundations, utilities and grading against the known subsurface. UtilMapby3two flags vertical and horizontal conflicts and proposes relocations with cost ranges.

Permitting

Permit-ready exhibits, one click

Produce SUE-compliant exhibits and one-call documentation that municipalities accept — formatted to the jurisdiction, not to a generic template.

Field loop

Order a survey without leaving the platform

Where data is thin, dispatch a vetted GPR / EM field crew from inside the parcel view. Results flow back as graded layers — closing the loop between software and the ground itself.

Our moat

We own the data layer — not just the software.

Accurate subsurface data is a hardware and fieldwork problem. So we don't compete on workflow alone. We sit on the field-survey supply itself — partnering with and aggregating the providers who put GPR and EM sensors in the ground — and turn their output into a graded, queryable feed.

Why it compounds

A workflow tool you can replicate. A graded subsurface basemap of the corridors developers actually build in — enriched by every commissioned survey — you cannot.

Aggregate the field, don't replace it

GPR, electromagnetic locating and utility records are a hardware and fieldwork problem. We partner with regional survey providers and one-call systems to ingest their output — becoming the layer that normalizes, grades and serves it.

One graded model, many sources

Records data, as-builts, vacuum-excavation test holes and live GPR runs are fused into a single subsurface model — each line tagged with its confidence level and source, so disagreements between sources are surfaced, not hidden.

The feed compounds with every project

Every commissioned survey and verified test hole enriches the shared basemap for the corridors developers actually build in. The data moat deepens with usage — something a pure-software workflow tool can never accumulate.

Sources → one graded model

GPR field runsEM locatingVacuum test holesAs-builtsOne-call recordsMunicipal GIS→Graded subsurface model

Where we win

The gaps generalists leave open.

Trimble, Hexagon and Autodesk are formidable — for surveyors and CAD specialists. UtilMapby3two is purpose-built for the developer's decision.

Capability	Trimble	Hexagon AB
Built for real-estate developers, not surveyors
Per-conduit accuracy grade & provenance	Partial	Partial
Owns / aggregates the field-survey data feed	Partial	Partial
Order GPR / EM crews in-app
Acquisition-stage risk scoring
Priced to the development workflow
No CAD seat or specialist required

Pricing

Priced to the deal, not the seat.

A blend of per-project usage and annual enterprise seats — engineered to undercut a per-seat CAD stack while paying for itself on a single avoided utility strike.

Project

For active teams de-risking sites in a single market.

$1,000/ month per developer account

Join the waitlist

1 developer account, unlimited users
Subsurface model for up to 6 active parcels
Per-conduit accuracy grading (ASCE 38)
Clash detection & permit-ready exhibits
Field-survey ordering at member rates

Enterprise

Blended pricing that scales with deal flow — designed to undercut a per-seat CAD stack.

Customannual seats + per-project usage

Talk to us

Everything in Project, unlimited parcels
Annual enterprise seats across markets
Priority field-crew dispatch & SLAs
Portfolio-wide subsurface risk dashboard
API access & data-room export
Dedicated subsurface success engineer

Per-project

Underwrite a single acquisition without a commitment.

From $290/ parcel, pay as you go

Start a parcel

One-off subsurface due-diligence report
Conflict score for your pro forma
Credited toward a Project plan
Add a field survey on demand
Shareable with lenders & partners

Field-survey work (GPR / EM / vacuum excavation) is billed separately at member rates from our provider network. Figures shown are illustrative early-access pricing.

Design partners

What early teams are saying.

Illustrative testimonials from fictional design partners

“We caught a 30-inch trunk main running diagonally under our proposed parking structure during diligence — not after we mobilized. That single conflict would have cost us a season.”

Dana Whitfield

VP, Land Acquisition · Northgate Development

“The accuracy grade per line is the thing nobody else gives us. Our civil engineers finally trust the basemap because they can see exactly where it came from.”

Marcus Lail

Director of Pre-Construction · Meridian Capital

“Ordering a GPR crew from the same screen where I'm reviewing the parcel sounds small. It collapsed two weeks of back-and-forth into an afternoon.”

Priya Anand

Development Manager · Blueprint Partners

Early access

Stop underwriting blind.

Join the waitlist and we'll set up a sample subsurface survey review for one of your active sites — so you can see the graded model on real ground before you commit.

A graded subsurface model for a parcel you choose
A conflict score you can drop into your pro forma
A walkthrough of in-app field-survey ordering

FAQ

Questions worth asking.

Where does the subsurface data actually come from?

Accurate subsurface data is fundamentally a fieldwork problem — GPR, electromagnetic locating, vacuum-excavation test holes and records research. We don't pretend otherwise. UtilMapby3two partners with and aggregates vetted field-survey providers and one-call records, then normalizes, grades and serves that data. Where coverage is thin, you can commission a survey directly in-app.

How is this different from Autodesk, Trimble or Hexagon?

Those platforms are built for surveyors and CAD specialists and priced per seat. UtilMapby3two is built for the development team making acquisition and design decisions. We focus on the gaps they leave: per-conduit provenance and accuracy grading, acquisition-stage risk scoring, an in-app path to order field data, and pricing that fits a development pro forma instead of a software-license budget.

Can I trust a line on the map?

Only as far as its grade says you should — and we make that explicit. Every conduit is tagged with an ASCE 38 quality level (QL-A through QL-D), the survey method behind it, its vintage and its source. You design around QL-A lines with confidence and treat QL-D records as the hypotheses they are.

Do I need a CAD seat or a specialist to use it?

No. The platform is built for development, acquisition and pre-construction teams. You get a shareable, web-based subsurface model and permit-ready exhibits without anyone learning a survey desktop.

What does it cost?

Plans start at $1,000/month per developer account, with pay-as-you-go per-parcel reports from $290 and blended enterprise pricing that combines annual seats with per-project usage. For teams de-risking multi-million-dollar acquisitions, it's designed to undercut a per-seat CAD stack while paying for itself on a single avoided utility strike.

Is the product available today?

We're onboarding design partners market by market. Join the waitlist and we'll reach out with early-access details and a sample subsurface survey review for one of your active sites.

Still have questions?