Ever looked at a property map and felt like you were deciphering an alien language? You're not alone. Land surveys, with their cryptic symbols and precise measurements, can seem daunting at first glance. But beneath the apparent complexity lies a wealth of information vital to understanding property boundaries, easements, and potential development restrictions. Whether you're a homeowner, real estate investor, or just curious about the world around you, the ability to interpret a land survey is an invaluable skill.
Understanding a land survey empowers you to make informed decisions. It can prevent costly boundary disputes with neighbors, reveal hidden encumbrances that affect property value, and guide responsible development planning. Ignoring the information contained in a survey can lead to legal headaches, financial losses, and ultimately, a compromised peace of mind. It’s essential to know exactly what you're buying, building on, or even simply maintaining.
What are common symbols, abbreviations, and procedures used in land surveys?
What do all the different symbols and abbreviations on a land survey mean?
Land surveys are packed with symbols and abbreviations that represent various features and measurements crucial for defining property boundaries and characteristics. These marks indicate everything from property corners and easements to utilities and topographic details, all vital for understanding the surveyed land's legal and physical attributes.
A land survey employs a standardized visual language, but deciphering it requires familiarity with common symbols and abbreviations used in surveying. For example, a small circle with a cross inside (☉) typically marks a property corner, often accompanied by an abbreviation like "IP" (Iron Pin) or "CM" (Concrete Monument). Dashed lines might represent easements, indicating areas where others have the right to use the property for specific purposes like utilities or access. Solid lines delineate property boundaries. Topographic information, such as elevation contours, uses specific line patterns and numerical notations to show the land's relief. Understanding the abbreviations is equally important. "POC" stands for Point of Commencement, marking the initial reference point for the survey. "P.O.B." signifies Point of Beginning, where the property description starts. "B.L." usually indicates Building Line, and "R/W" stands for Right-of-Way. A surveyor's report, which typically accompanies the survey drawing, contains a legend that explains each symbol and abbreviation used within that specific survey. Without understanding these keys, the survey drawing would be difficult if not impossible to use to determine the exact dimensions of the property.How do I find my property's boundaries on a land survey map?
Locate your property's boundaries on a land survey map by first finding familiar landmarks or reference points like roads, intersections, or neighboring properties. Then, trace the lines connecting the survey markers (often represented by circles, triangles, or squares) along the perimeter that define your property lines, paying close attention to the bearings and distances noted along each line, as these specify the exact direction and length of each boundary.
To effectively read a land survey and identify your property lines, start by orienting yourself to the map. Most surveys will have a north arrow indicating the map's orientation. Identify any existing structures on your property and compare them to what’s shown on the map. Common features like roads, utility lines, and easements are usually marked and can act as reference points. Once you have a general sense of the layout, begin looking for the specific survey markers that define your property's corners. The legal description is essential. The survey should reference the official record of your property, such as a plat map number or deed book and page number. Confirm that this legal description matches your own property records. Bearings are typically given in degrees, minutes, and seconds (e.g., N 45° 30' 15" E), representing the angle from North or South towards East or West. Distances are usually measured in feet or meters. Following these bearings and distances consecutively from one marker to the next will outline your property lines. Always cross-reference multiple points to ensure accuracy and consider consulting a surveyor if you have any doubts about interpreting the map correctly.What is the difference between a metes and bounds description and a lot and block description?
The primary difference between a metes and bounds description and a lot and block description lies in how they define a property's boundaries. A metes and bounds description uses distances (metes) and directions (bounds) to trace the perimeter of a property, starting at a specific point of beginning and returning to it. A lot and block description, conversely, identifies a property by its assigned lot number within a platted subdivision, referencing a recorded plat map showing the layout of lots and blocks.
Metes and bounds descriptions are often used for irregularly shaped parcels of land or properties that have not been formally subdivided into smaller lots. They rely on precise measurements and bearings, potentially referencing natural landmarks (like rivers or trees) or artificial monuments (like iron pins or stone markers) to establish the property's boundaries. Due to their complexity and reliance on potentially shifting or disappearing landmarks, metes and bounds descriptions can sometimes be prone to ambiguity and require careful interpretation by surveyors. Lot and block descriptions, on the other hand, offer a simpler and more standardized method of property identification, particularly within developed areas. The plat map, publicly recorded, serves as the definitive reference for the dimensions and location of each lot. This system allows for easier identification and transfer of property since the boundaries are clearly defined and documented on the plat. Instead of needing to re-survey the property each time it's sold, the lot and block description provides a readily available and legally recognized reference. In summary, metes and bounds is a 'narrative' description that creates boundaries, whereas lot and block relies on a pre-existing, recorded map showing those boundaries.How do I interpret easements and right-of-ways shown on the survey?
Easements and rights-of-way on a survey indicate areas where someone other than the property owner has the legal right to use the land for a specific purpose. The survey will typically show these areas as dashed or dotted lines with labels explaining the type of easement or right-of-way (e.g., "Utility Easement," "Access Easement," "Right-of-Way for Road"). Understanding these markings is crucial as they define the limitations on how you can use those portions of your property.
Easements and rights-of-way aren't the same as property ownership. You still own the land, but your rights to use it are restricted. A utility easement, for example, allows utility companies to access your property to maintain power lines, bury cables, or service water pipes. You generally can't build permanent structures within an easement that would obstruct the utility's access. Similarly, a right-of-way grants someone the right to pass through your property, often for access to another property. The survey should indicate the width and specific location of the easement or right-of-way. To fully understand the implications of an easement or right-of-way, refer to the survey plat notes or the legal description. These documents should provide more details about the purpose and scope of the easement. If the survey plat notes are unclear, you can find the recorded easement document at your local county recorder's office or consult with a real estate attorney. They can help you interpret the legal language and understand your rights and responsibilities concerning the easement.How can I use a land survey to identify potential encroachments?
A land survey helps identify potential encroachments by visually depicting property lines, easements, and the location of structures. By comparing the survey plat with the physical reality on the ground, you can see if any neighboring structures (like fences, sheds, driveways) or features (like landscaping or retaining walls) extend beyond your property line or into designated easement areas. This comparison is the key to spotting potential encroachments.
To effectively use a land survey for this purpose, first familiarize yourself with the survey's symbols, abbreviations, and notations. Look for the clearly marked property lines, typically depicted as bold lines with bearings and distances. Next, identify the locations of all structures and features on your property and neighboring properties as shown on the survey. Then, physically walk your property lines, referring to the survey plat, and compare the location of real-world features with their depicted locations on the survey. Discrepancies between the survey and what you see on the ground are potential indicators of encroachment. For example, if your neighbor's fence is shown on the survey to be entirely within their property but you observe that it physically extends several feet onto your land, this is a clear indication of encroachment. Similarly, if the survey shows that your driveway is partially located within a utility easement, it represents an encroachment onto that easement. Carefully examine the survey for any callouts or notes about potential issues identified by the surveyor. If you find anything suspicious, consider consulting with a real estate attorney or surveyor for further clarification and advice on how to proceed.What does the benchmark elevation on a land survey tell me?
The benchmark elevation on a land survey provides a precisely measured and documented reference point for determining the relative height of other features on the property and in the surrounding area. It essentially establishes a vertical datum for the survey, allowing surveyors, engineers, and others to understand the property's topography and plan projects with accurate elevation data.
Elevation benchmarks are crucial for various reasons. Without a known elevation reference, it's impossible to accurately determine the slope, drainage patterns, or potential flood risks of a property. The benchmark provides a known elevation relative to a nationally recognized datum like the North American Vertical Datum of 1988 (NAVD88) or the National Geodetic Vertical Datum of 1929 (NGVD29). This means the elevation of the benchmark is tied to a broader, standardized elevation network, making it possible to relate your property's elevation to elevations in other areas. Surveyors use the benchmark as a starting point, utilizing their instruments to measure the difference in elevation between the benchmark and other points of interest on the property. Understanding the benchmark elevation is vital for construction projects, landscaping, and drainage planning. For example, if you are building a house, the benchmark helps determine the proper foundation height to ensure adequate drainage away from the structure. Similarly, if you are planning a landscaping project, knowing the elevation relative to the benchmark will allow you to design slopes that manage water runoff effectively. In summary, the benchmark elevation is more than just a number; it's the foundation for understanding the vertical dimension of your property and its relationship to the surrounding terrain.How do I verify the accuracy of a land survey?
Verifying the accuracy of a land survey involves understanding how to read the survey plat, comparing it to existing records like deeds and subdivision plats, physically inspecting the property for discrepancies, and consulting with another licensed surveyor if needed.
Reading a land survey requires familiarity with common abbreviations, symbols, and terminology. The plat will depict property boundaries as lines, often accompanied by bearings (directions in degrees, minutes, and seconds) and distances. Look for the surveyor's certification, which signifies their professional opinion on the accuracy of the survey. Compare the survey's legal description of the property to the one in your deed. Discrepancies here can indicate errors or boundary disputes. Examine the survey for any easements, encroachments, or other encumbrances that might affect the property's use. Physically walk the property and compare what you see to the survey plat. Look for survey markers such as iron pins, monuments, or marked trees that should correspond to points indicated on the survey. If fences, buildings, or other improvements are present, check if they align with the surveyed boundaries. Major discrepancies between the physical layout and the survey plat, or between your survey and adjacent property surveys, warrant further investigation. These discrepancies could indicate errors in measurement or interpretation. If you are unsure about any aspect of the survey or suspect inaccuracies, it is prudent to engage another licensed surveyor to review the document and conduct a second survey, especially if you're planning construction or improvements near property lines. A second professional opinion can provide added assurance and help resolve any potential boundary disputes before they escalate.And that's the gist of it! Hopefully, this has given you a good starting point for understanding land surveys. It can seem like a lot at first, but with a little practice, you'll be deciphering those lines and symbols like a pro. Thanks for reading, and be sure to stop back by for more helpful guides!