How to verify property survey markers on a deed

What is in the legal description on the deed?

The legal description on a property deed is the official way a parcel of land is identified. It is not just the street address. This description typically uses metes and bounds, which are detailed directions that define the property's boundaries using distances and angles, starting from a known point. It might also refer to a lot and block number within a recorded subdivision map.

Understanding this description is the first step. It will often mention natural monuments like old trees or streams, or artificial ones like iron pins, stakes, or concrete markers. These references are what you will be looking for on the actual property. Sometimes, the description is less specific and might just refer to a previous survey map by its recording number.

Where to find survey information in public records

Beyond the deed itself, you can often find more detailed survey information at the county recorder's office or assessor's office. These offices typically keep records of surveys, plat maps, and historical deeds that might contain more explicit details about boundary markers. Some counties also have online geographic information system (GIS) maps that show property lines, though these are often approximations and not legally binding.

Look for documents that explicitly reference a survey. These often come with a diagram showing the property's dimensions, angles, and where markers should be located. Sometimes, older surveys might be harder to locate digitally, requiring a physical visit to the county office. It depends on how your specific county handles its records.

Common types of property markers to look for

When you are on the property, common physical markers include iron rods or pipes driven into the ground, concrete monuments, stone piles, or even wooden stakes. These markers are typically placed at the corners of the property or at points where the boundary line changes direction. Older properties might have less obvious markers, or they might be buried over time by soil or vegetation.

Look for anything that seems intentionally placed and aligns with the descriptions in the deed. Sometimes, you will find flagging tape tied to trees or fences near where a marker should be, indicating a recent inspection or temporary marking. Be aware that fences are not always accurate boundary lines; they can be off by several feet.

What to do if markers are missing or unclear

If you cannot find the markers or if they are ambiguous, do not assume where the property lines are. Guessing can lead to disputes later, especially if you plan any work on the property. Start by trying to locate any adjacent property markers that might help triangulate your property's boundaries. Sometimes, contacting a neighbor who has had his or her property surveyed can provide clues.

Document what you find and what you do not. Take photos of areas where markers should be but are absent. Note any discrepancies between the deed description and the physical evidence. This documentation is valuable if you need to consult a professional later.

When to involve a professional surveyor

If the property lines are critical for your investment plan—say, for adding an extension, building a fence, or resolving a boundary dispute—and the existing information is unclear, it is almost always worth hiring a licensed land surveyor. A professional surveyor will use the legal description, modern equipment, and his or her expertise to accurately locate and mark the property lines. He or she can also replace missing markers.

This is not legal advice. A surveyor's report provides a definitive boundary determination that can prevent future problems and establish clear expectations with future buyers or neighbors. The cost of a survey can vary significantly based on the property's size, complexity, and location, but it is a small investment compared to the potential costs of boundary disputes or building on the wrong land.

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