Frequently Asked Questions About Survey Types & How to Read a Property Survey: Understanding Maps, Symbols, and Legal Descriptions & Understanding the Basic Components of a Survey Map & Decoding Bearings and Distances: The Language of Property Lines & Common Survey Symbols and What They Mean & Legal Descriptions: Metes and Bounds vs. Lot and Block & Reading and Understanding Easements on Your Survey & Identifying Encroachments and Boundary Issues

What's the difference between a boundary survey and a mortgage survey? Mortgage surveys, also called loan surveys or location surveys, are simplified versions of boundary surveys designed primarily to satisfy lender requirements. They typically show property boundaries, building locations, and obvious encroachments but might not include comprehensive monument searches or precise measurements. Mortgage surveys cost less (usually $200 to $500) but provide less legal protection than full boundary surveys. They're adequate for routine refinancing but insufficient for resolving disputes or guiding construction.

Can one survey serve multiple purposes? While surveys can include multiple elements, each type serves specific purposes that might not fully overlap. A boundary survey with topographic information might suffice for simple residential projects, but commercial transactions typically require dedicated ALTA surveys regardless of other available surveys. Adding elements to a base survey is often cost-effective, like including topographic information with a boundary survey, but understand that comprehensive surveys meeting multiple standards cost more than basic single-purpose surveys.

How do I know which type of survey I need? Start by identifying your primary goal. For property purchases, lenders or title companies usually specify requirements. Building projects need whatever surveys local authorities require for permits. Fence installation typically requires boundary surveys. Drainage problems call for topographic surveys. When in doubt, consult a licensed surveyor who can recommend appropriate survey types based on your specific situation and local requirements.

Are online property lines from GIS systems considered surveys? No. Geographic Information System (GIS) maps from county assessors or online mapping services are not surveys and have no legal standing. These systems compile approximate information for tax assessment and planning purposes but explicitly disclaimer accuracy for boundary determination. GIS maps might show parcels several feet or even tens of feet from actual positions. They're useful for general reference but should never substitute for professional surveys when accuracy matters.

Why do different survey types have such different costs? Cost variations reflect differences in effort, liability, and expertise required. A basic boundary survey might involve one day of field work and one day of office work. An ALTA survey could require a week of research, multiple field visits, and extensive coordination with title companies. Topographic surveys need thousands of elevation measurements. Construction surveys involve multiple site visits over months. Higher-priced surveys also carry greater professional liability, as errors could lead to expensive claims.

Do old surveys ever expire or become invalid? Surveys don't expire in the sense that boundaries change, but their usefulness diminishes over time. Physical monuments might be disturbed, new easements recorded, or adjoining properties resurveyed with different results. Most lenders and title companies require surveys within the past 5-10 years. Some jurisdictions require new surveys for building permits regardless of existing survey age. Even recent surveys might need updates if significant changes occur to the property or neighboring properties.

Can I upgrade a basic survey to a more comprehensive type later? Sometimes, but it's usually more cost-effective to order the right survey initially. Upgrading requires the surveyor to return to the field for additional measurements and conduct supplementary research. If significant time passes, they might need to reverify previous work. The cost for upgrades often approaches that of a new survey. However, if you anticipate needing additional information soon, discuss phased approaches with your surveyor, as they might offer packages for progressive survey enhancement.

Understanding the various types of land surveys empowers property owners to make informed decisions about which surveys they need and when. While the array of options might seem overwhelming, each survey type evolved to meet specific needs in property transactions, development, and management. Investing in the appropriate survey for your situation provides legal protection, enables informed decision-making, and prevents costly mistakes that far exceed survey costs. Whether you're buying your first home, planning a major construction project, or resolving a boundary dispute, choosing the right type of survey represents a critical first step toward successful property ownership and development.

When David Patterson received the survey for his newly purchased Colorado property, he felt like he was trying to decipher an ancient treasure map. The document was covered in cryptic symbols, arrows pointing in seemingly random directions, and numbers that looked more like secret codes than property measurements. "North 47 degrees 23 minutes 15 seconds East, 247.83 feet to a found 5/8" rebar with cap stamped LS 12345" read one line. There were circles, squares, triangles, and dotted lines everywhere. Frustrated and confused, David made the costly assumption that his property line followed the old wooden fence visible from his back door. Six months later, when he built a workshop based on that assumption, he discovered the fence was actually five feet inside his property line, and his new building violated the 10-foot setback requirement. The resulting demolition and reconstruction cost him $18,000, all because he couldn't interpret the survey he'd paid $750 to obtain.

David's experience is remarkably common. A 2023 study by the American Land Title Association found that 67% of property owners cannot accurately interpret their own survey documents, and 45% have made property decisions based on incorrect assumptions about what their surveys show. The inability to read surveys leads to millions of dollars in preventable disputes, construction mistakes, and failed real estate transactions annually. Yet with basic knowledge of surveying conventions and symbols, most property owners can learn to extract valuable information from these documents, transforming them from mysterious papers into powerful tools for property management and protection.

Every professional survey follows a standard structure designed to convey maximum information in an organized format. The title block, typically located in the bottom right corner, contains essential identifying information including the property address, owner's name, surveyor's name and license number, date of survey, and scale of the drawing. This section also includes the surveyor's seal and signature, which transforms the document from a simple drawing into a legal instrument. Pay attention to the date, as older surveys might not reflect recent changes to neighboring properties or newly recorded easements.

The scale notation is crucial for understanding distances on the survey. A scale of 1" = 30' means each inch on the paper represents 30 feet on the ground. This allows you to estimate approximate distances using a ruler, though you should rely on the written dimensions for precise measurements. Some surveys use different scales for different portions, with detail areas shown at larger scales for clarity. Modern surveys often include both graphic scales and written ratios, providing multiple ways to understand the relationship between map and reality.

The north arrow, usually prominent on the survey, shows orientation relative to either true north or magnetic north. The distinction matters because magnetic north shifts over time and varies by location. Surveyors typically reference true north, also called astronomic north, which remains constant. Some surveys show both true and magnetic north, with the angle between them called magnetic declination. Understanding orientation helps you relate the survey to your actual property and use a compass to find approximate boundary directions.

The legend or key explains symbols used throughout the survey. While some symbols are standardized across the profession, others vary by region or surveyor preference. Common symbols include circles for found monuments, squares for set monuments, triangles for traverse points, and various line types for different boundary conditions. The legend might also explain abbreviations like "POB" (point of beginning), "ROW" (right of way), or "IRC" (iron rod with cap). Taking time to study the legend prevents misinterpretation of critical information.

The main body of the survey shows your property boundaries as bold lines, usually darker or thicker than other features. These lines are labeled with bearings and distances that precisely define each boundary segment. Interior features like buildings, driveways, and significant trees appear as lighter lines or symbols. Adjoining properties are often shown with dashed lines, providing context for your boundaries. Easements typically appear as shaded areas or parallel dashed lines with explanatory notes.

The bearing and distance system used on surveys represents one of the most precise methods for describing lines on Earth's surface. A typical boundary description might read "N 45°30'15" E, 150.50'" which tells you everything needed to recreate that exact line. Breaking this down: "N" means you start facing north, "45°30'15"" means you turn 45 degrees, 30 minutes, and 15 seconds toward the east, and "150.50'" means you travel 150.50 feet in that direction.

Understanding angular measurements requires grasping that surveyors divide circles into 360 degrees, each degree into 60 minutes, and each minute into 60 seconds. This sexagesimal system, inherited from ancient Babylon, provides the precision necessary for legal boundaries. A second of angle represents about 1/100th of a foot at 100 feet distance, enabling surveyors to define boundaries with extraordinary accuracy. Modern electronic instruments measure angles to fractions of a second, though most surveys round to the nearest second or five seconds.

Bearings always reference either north or south as the starting direction, then indicate a turn toward either east or west. "N 45° E" means starting from north and turning 45 degrees toward east. "S 30° W" means starting from south and turning 30 degrees toward west. The bearing system divides directions into four quadrants: northeast (N-E), southeast (S-E), southwest (S-W), and northwest (N-W). Every possible direction falls within one of these quadrants, with due north, south, east, and west marking the boundaries between quadrants.

Distances on modern surveys are typically shown in feet and decimal fractions, like 150.50 feet rather than 150 feet 6 inches. This decimal system simplifies calculations and reduces errors. Some older surveys or those in certain regions might use chains (66 feet), rods (16.5 feet), or links (0.66 feet), reflecting surveying's historical roots. International projects might show meters alongside feet. When reviewing distances, pay attention to whether they represent horizontal or slope distances, as steep terrain can create significant differences.

The precision shown in bearings and distances reflects both measurement accuracy and legal requirements. A distance shown as 150.50 feet implies measurement to the nearest hundredth of a foot, while 150.5 feet implies only tenth-foot precision. This precision matters in legal disputes where property lines might be contested to the inch. Understanding this notation helps you appreciate why professional surveys cost more than simple measurements, as achieving and documenting such precision requires sophisticated equipment and expertise.

Survey symbols form a visual language that efficiently communicates complex information about your property. Iron pins or rods, among the most common property markers, appear as circles on surveys. A filled circle typically indicates a found monument, while an open circle shows where the surveyor set a new monument. The notation might read "Found 1/2" iron rod" or "Set 5/8" iron rod with cap stamped LS 12345," with the surveyor's license number providing traceability.

Concrete monuments, often used for major corners or subdivision boundaries, appear as squares or rectangles. These might be marked "Found 4" concrete monument" or simply "Conc. Mon." Stone monuments, common in older surveys, might show as triangles or irregular shapes with notes like "Found stone 8"x12"x24" above ground." Natural monuments like trees that serve as property corners are shown with specific symbols and descriptions like "24" oak" or "36" pine," with the diameter measured at chest height.

Building corners are typically shown as small squares or tick marks with connecting lines outlining the structure. The survey might dimension these buildings to property lines, showing distances like "House 15.5' from north property line" or "Garage 5.2' from east property line." These measurements, called ties, help verify that structures meet setback requirements and don't encroach on neighboring properties or easements.

Utility features have their own symbol set. Power poles appear as circles with dots, while guy wires show as lines extending from poles. Underground utilities might be shown with specific line types: gas lines as series of G's, water lines as series of W's, and sewer lines as series of S's. Utility easements often appear as parallel dashed lines with notes indicating width and purpose, like "10' utility easement" or "20' sanitary sewer easement."

Fences require careful interpretation as they might or might not represent actual boundaries. Surveyors typically show fences with lines of X's or specific fence symbols, noting whether they're on, near, or offset from property lines. A notation like "Fence 2.3' inside property line" alerts you that the fence doesn't mark the actual boundary. This distinction is crucial, as many property owners mistakenly assume fences define their property limits.

Legal descriptions provide the written definition of property boundaries that appears in deeds, mortgages, and other legal documents. The two primary systems used in the United States are metes and bounds, and lot and block (also called recorded plat). Understanding these systems helps you verify that your survey matches your deed and recognize potential discrepancies that could affect ownership.

Metes and bounds descriptions, the older system, describe property boundaries by starting at a defined point and following the perimeter with a series of bearing and distance calls. A typical description begins "Beginning at a point on the northerly right-of-way line of Main Street, said point being North 89°45'30" East, 247.50 feet from the intersection of Main Street and First Avenue..." The description then proceeds around the property with calls like "Thence North 00°15'45" East, 150.00 feet to an iron rod; Thence South 89°44'15" East, 100.00 feet to an iron rod..." until returning to the point of beginning.

The metes and bounds system requires careful attention to ensure closure, meaning the described lines must form a closed figure returning exactly to the starting point. Any gap indicates an error in the description or survey. Surveyors calculate closure mathematically, with acceptable error ratios depending on the survey's age and purpose. Modern surveys typically achieve closure ratios better than 1:10,000, meaning less than one foot of error in 10,000 feet of perimeter.

Lot and block descriptions reference recorded subdivision plats, providing much simpler notation like "Lot 5, Block 3, Sunshine Estates, as recorded in Plat Book 47, Page 23, County Records." This system relies on the subdivision plat for actual dimensions and bearings. While simpler to write and understand, lot and block descriptions require access to the referenced plat for complete boundary information. The plat itself contains metes and bounds information for all lots, streets, and easements within the subdivision.

Some properties, particularly those created through multiple transactions, might have hybrid descriptions combining both systems. A description might reference a lot in a subdivision, then modify it with metes and bounds language: "Lot 5, Block 3, Sunshine Estates, EXCEPT the northerly 10 feet thereof." These complex descriptions require careful analysis to understand exactly what's included and excluded from the property.

The government rectangular survey system, used primarily in states west of the Ohio River, provides another layer of legal description using townships, ranges, and sections. Properties are described by their position within this grid, like "The Northwest Quarter of the Southeast Quarter of Section 15, Township 2 North, Range 3 West." While this system doesn't appear directly on most residential surveys, it provides the underlying framework for many legal descriptions and helps locate properties within the broader geographic context.

Easements, which grant others the right to use portions of your property for specific purposes, appear on surveys in various ways depending on their type and extent. Utility easements, the most common type, typically show as shaded areas or parallel dashed lines along property boundaries or crossing through the property. These might be labeled "10' P.U.E." (public utility easement) or "15' drainage easement," indicating both width and purpose.

The location and dimensions of easements critically affect property use. A 20-foot utility easement along your rear property line means you cannot build permanent structures within that area, as utility companies need access for maintenance and repairs. Some easements are more restrictive than others; while you might be able to plant grass or gardens in a utility easement, a drainage easement might prohibit any activity that impedes water flow.

Access easements provide routes for neighboring properties to reach public roads. These might appear as defined corridors with specific widths like "30' access easement" or "private road easement." The survey should show the easement's boundaries and note whether it benefits or burdens your property. If your property benefits from an access easement across neighboring land, you have the right to use that route. If your property is burdened by an access easement, neighbors have the right to cross your land within the defined area.

Prescriptive easements, created through long-term use without permission, might appear on surveys with cautionary notes. A surveyor might show a worn path with a note like "Apparent prescriptive easement claimed by adjoining owner" or "Evidence of use by others." These notations alert you to potential claims that could ripen into legal easements if use continues unchallenged for the statutory period, which varies by state from 5 to 20 years.

Conservation easements, increasingly common for tax benefits and environmental protection, might cover entire properties or specific portions. These appear with notes describing restrictions like "Conservation easement prohibiting subdivision and limiting building to defined area." Unlike utility easements that affect small areas, conservation easements can dramatically limit property use while providing tax advantages. Understanding these restrictions before purchasing property prevents unwelcome surprises about development limitations.

Encroachments, where structures or improvements cross property lines, represent one of the most important issues surveys reveal. Your survey might show a neighbor's fence, driveway, or even building extending onto your property, or conversely, your improvements extending onto neighboring land. These situations appear with specific notations like "Fence encroaches 2.3 feet" or "Corner of garage 0.8 feet over property line."

Minor encroachments like fences slightly off the property line might seem insignificant but can evolve into major issues. If left unchallenged for the statutory period, encroachments might ripen into prescriptive easements or even adverse possession claims. A neighbor who maintains a strip of your land for 10 or 20 years might gain legal rights to that area. Surveys document the current situation, providing evidence of when encroachments began and potentially preventing adverse claims.

Building encroachments present more serious challenges. A structure crossing a property line creates immediate legal issues that can complicate sales, refinancing, and insurance coverage. The survey might show these with detailed dimensions and notes like "Corner of dwelling 1.2 feet across north property line." Resolution might require legal agreements, structure modification, or even boundary line adjustments through lot line agreements. The cost and complexity of resolution typically increase with the extent of encroachment and the time it has existed.

Gaps and overlaps between properties, while less common with modern surveying, still occur. A gap (also called a gore) appears when property descriptions don't meet, leaving a strip of land with unclear ownership. Overlaps occur when descriptions cover the same area twice. Surveys might show these with shading and notes like "0.15-acre gap between described properties" or "2.5-foot overlap in descriptions." Resolution typically requires legal action to quiet title or boundary line agreements between affected owners.

Your survey might also reveal discrepancies between different boundary evidence. The surveyor might note "Deed calls for 150 feet, measured 148.7 feet" or "Fence assumed to be boundary is 5 feet inside property line." These discrepancies don't necessarily indicate errors but rather reflect the reality that physical monuments, written descriptions, and long-standing use patterns don't always align perfectly. Professional surveyors apply legal principles to resolve conflicts, prioritizing certain evidence types according to established precedence rules.