How to Read a Property Survey: Understanding Maps, Symbols, and Legal Descriptions - Part 2

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. ### Frequently Asked Questions About Reading Surveys What do all the numbers along my property lines mean? The numbers along property lines typically show bearings (directions) and distances. A notation like "N 45°30'15" E, 150.50'" provides the precise direction and length of that boundary segment. The first part is the bearing showing direction, and the second number is the distance in feet. Some surveys also show coordinates at corners, providing additional ways to locate precise positions. Why doesn't my survey show all the trees on my property? Surveys typically only show significant trees that serve as landmarks or might affect development. Including every tree would clutter the drawing and increase survey costs without providing significant value. Trees shown are usually large specimens near boundaries or those specifically requested by the property owner. If you need comprehensive tree documentation, you can request a tree survey or arborist report. What's the difference between "found" and "set" monuments on my survey? "Found" monuments are existing markers the surveyor discovered during the survey, which might date back decades or even centuries. "Set" monuments are new markers the surveyor placed, either because original monuments were missing or to mark previously unmarked corners. Both types are legally valid, but found monuments often carry more weight in boundary disputes as they represent historical boundary evidence. My survey shows different acreage than my deed. Which is correct? Surveys provide more accurate area calculations than deeds, which often contain rounded or estimated acreage. A survey showing 1.47 acres versus a deed stating "approximately 1.5 acres" isn't necessarily indicating a problem. However, significant discrepancies (like 1.47 acres versus 2 acres) warrant investigation. The survey calculation, based on precise measurements, is typically more reliable than deed recitals. Can I use my survey to build a fence exactly on the property line? While surveys show precise boundary locations, building exactly on the line is often inadvisable. Fence posts have width, construction involves some variance, and future surveys might show slightly different positions. Many surveyors recommend building fences 6 to 12 inches inside your property line to avoid encroachment issues. Some jurisdictions have specific fence placement requirements you should verify with local authorities. Why does my survey reference monuments that I can't find? Monuments can be buried, destroyed, or moved over time. Your survey might reference historical monuments used to establish the boundary even if they're no longer visible. The surveyor uses these references along with existing monuments and measurements to reestablish corners. If you need visible monuments for fence construction or other purposes, ask your surveyor about setting witness posts or additional markers. What do the different line types mean on my survey? Line types convey different information: solid bold lines typically show property boundaries, dashed lines might indicate easements or underground utilities, dotted lines often represent overhead utilities or non-permanent features, and lighter solid lines usually show structures or improvements. Your survey's legend should explain the specific meaning of each line type used. How accurate are the building locations shown on my survey? Building locations on boundary surveys are usually approximate, sufficient to show setback compliance but not construction-level accuracy. Surveyors typically measure to building corners visible from property lines, but might not capture every projection or architectural detail. If you need precise building documentation, request an as-built survey or improvement location certificate specifically focused on structure positions. Learning to read your property survey transforms it from an incomprehensible technical document into a valuable tool for property management. Understanding bearings and distances helps you locate boundaries, interpreting symbols reveals important features and restrictions, and recognizing easements and encroachments protects your property rights. While professional interpretation might still be necessary for complex issues, basic survey literacy empowers property owners to make informed decisions and avoid costly mistakes. Your survey represents a significant investment in documenting your property; learning to read it ensures you receive full value from that investment.