How to Read a Survey: Boundary Lines, Easements, and Symbols Guide
A professional land survey is a precise legal blueprint of your real estate property, documenting exact boundary dimensions, building setback lines, municipal utility easements, and physical property pins. Knowing how to read a survey plat map protects homeowners during boundary disputes, fence installations, home additions, and real estate purchases.
Key Components of a Property Land Survey Map
A certified boundary survey prepared by a licensed Professional Land Surveyor (PLS) contains standardized navigational, dimensional, and legal elements:
- North Arrow and Basis of Bearings: Located in the top corner, indicating True North, Magnetic North, or Grid North reference systems.
- Scale Ratio: A graphic bar and fractional ratio (e.g. 1" = 20' or 1" = 50') showing how drawn measurements translate to real-world feet.
- Property Boundary Lines: Solid bold black lines showing the perimeter boundary of the parcel with precision distances and angle bearings.
- Legend of Symbols: A guide decoding abbreviations and symbols for iron rebar pins, utility poles, manholes, monuments, and fences.
- Surveyor's Seal & Certification: The embossed or stamped official state license seal of the Professional Land Surveyor certifying accuracy.
Deciphering Survey Bearings and Metes & Bounds
Surveyors express property boundary lines using Bearings and Distances. A bearing is written in degrees, minutes, and seconds relative to North or South (e.g. N 45° 30' 15" E 150.00').
| Bearing Component | Example Notation | Meaning / Interpretation |
|---|---|---|
| Primary Direction | N (North) or S (South) | Starting reference meridian axis |
| Angle of Deviation | 45° 30' 15" | 45 Degrees, 30 Minutes (1/60th degree), 15 Seconds (1/3600th degree) deflection |
| Secondary Direction | E (East) or W (West) | Direction turned toward East or West quadrant |
| Linear Distance | 150.00' | Exact straight-line horizontal distance in decimal feet (150.0 feet) |
Common Survey Legend Symbols and Abbreviations
Familiarizing yourself with standard survey abbreviations makes reading plat blueprints effortless:
| Survey Abbreviation | Full Description | Legal Significance |
|---|---|---|
| IPF / IPF Capped | Iron Pipe Found / Iron Pin Found | Existing metal boundary corner stake in the ground |
| IPS / IRF | Iron Pin Set / Iron Rebar Found | Newly driven 1/2" steel rebar boundary monument with plastic surveyor ID cap |
| B.S.L. / B.L. | Building Setback Line | Zoning boundary inside which permanent structures cannot be built |
| U.E. / D.E. / P.U.E. | Utility Easement / Drainage Easement | Legal right-of-way for utility companies or city drainage lines |
| R.O.W. | Right-of-Way | Public street, sidewalk, or highway easement dedication |
| BM | Benchmark | Fixed elevation reference point used for topographic elevations |
How to Locate Your Property Pins Using a Survey in 4 Steps
Find physical boundary stakes in your yard using your survey plat.
Step 1: Identify the Point of Beginning (POB)
Locate the primary starting corner on your survey map, usually referenced from a street intersection or monument.
Step 2: Measure Linear Distances from House Corners
Use recorded tie-in dimensions from your home's foundation corners to the property boundary line.
Step 3: Sweep the Area with a Magnetic Metal Detector
Search 6 to 12 inches below the grass for the buried 1/2-inch steel rebar pin or iron pipe.
Step 4: Stake and Flag the Corner Points
Insert wooden survey stakes with neon marking tape directly above the center of the metal pin.
Frequently Asked Questions (7 Questions Answered)
Q1: What do the dashed lines mean on a survey?
Dashed lines on a survey map typically represent non-physical legal boundaries, such as municipal utility easements (U.E.), drainage easements, building setback lines (B.S.L.), or underground pipelines.
Q2: How do you find buried property pins?
Use the measurements on your survey plat to identify approximate corner locations, then use a magnetic metal locator to detect the steel rebar pin buried 2 to 10 inches underground.
Q3: What is an easement on a property survey?
An easement is a legal right granted to a third party (such as electric companies, water departments, or neighboring access roads) to cross or maintain utilities on a designated portion of your land.
Q4: What does 'Point of Beginning' (POB) mean?
In metes and bounds property descriptions, the Point of Beginning (POB) is the specific surveyed landmark or corner monument where the legal boundary description starts and finishes.
Q5: Can a fence be used as a property boundary line?
No, fences are frequently installed several inches or feet inside or outside actual boundary lines. Only surveyed iron pins and deed descriptions define legal boundaries.
Q6: What is the difference between a boundary survey and a mortgage location survey?
A boundary survey is a precise field measurement that sets legal property corner pins, while a mortgage location survey is an inexpensive visual check for mortgage lenders that does not establish legal boundaries.
Q7: How much does a boundary land survey cost?
A residential boundary survey costs between $450 and $1,200 on average, depending on lot size, tree canopy density, and available historic deed records.
Final Thoughts & Key Takeaways
In conclusion, understanding how to read a survey: boundary lines, easements, and symbols guide provides essential clarity, practical strategies, and actionable advice. By incorporating these foundational insights, adhering to verified safety guidelines, and following structured best practices, you ensure reliable, long-term outcomes while preventing common mistakes. Stay informed, consult certified professionals when needed, and maintain consistent quality care.