Only professionally-done property surveys are legally-binding.
An amateur survey cannot be used in court, as part of bank-required information in a property sale, or as a way to move existing property markers to make them more accurate. An amateur survey can be used to get an educated approximation of your boundary line and may help you in property disputes of a non-legal nature (like your neighbor claiming that you’re building a fence on his land). [3] X Research source Professional surveyors can also provide you with information that would have a hard time getting on your own, such as gaps or overlaps with neighboring properties; easements; right-of-ways; your ownership of water features; relationships with the neighboring property (overhangs, encroachments, etc. ); public infrastructure or utility rights; access points; and zoning issues. [4] X Research source
If you do hire a professional, make sure that they are licensed, insured, and have years of experience. [5] X Research source Choose a licensed professional who specializes in property surveys, rather than a general contractor or handyman who sometimes does surveys on the side. [6] X Expert Source Nick YahoodainGeneral Contractor Expert Interview. 6 October 2020.
Locating a plat for your land may be difficult or impossible. Sometimes they are included with the deed. Other times they may be present in your city or county’s records. Check with your town or county hall to check if these records exist there. If you can’t locate a plat, try locating those for surrounding properties. This can help you identify shared boundaries. [7] X Research source A previous survey map can be unreliable, especially if it is very old. Keep in mind also that not all land has been surveyed.
Metes and bounds is a system that uses a bearing (or direction) and length (or distance) between points to describe the property. Bearings are described using a specific notation that converts compass azimuth (the degree markings on a compass) to bearing notation. This means adding a number (0 for NE, 90 for SE, 180 for SW, or 270 for NW) to the listed measurement to find the matching compass azimuth. For example, the description might list a starting point, then a next marker 200 feet to S50W from that point. This means that the next marker is 200 feet away and roughly to the southwest. S50W would be 230 degrees (50 +180) using the azimuth system (or almost exactly due southwest). Alternately, your land may be described by the original boundaries of the PLSS. This nearly 200-year old system split up land into 640-acre sections. It then split those sections into quarters, and those quarters into further quarters, and so on. Sections are numbered and then parts of those sections are described with fractions. For example, the NW 1/4 of the NW 1/4 of Section 4 would be the top, left-most 1/16th of Section 4. [8] X Research source
Google Maps and USGS topography maps are both free, online sources for maps that may help you locate a starting corner. Through these services, you can obtain a virtual copy of an aerial map for free. You may have to zoom in or out to distinguish boundary lines. The known corner may also be a neighbor’s marker or road intersection. However, don’t count on using markets like trees, fences, or rocks, as they may have been moved over the years. [9] X Research source
When locating survey monuments, be sure to be skeptical of whether or not the objects you find are actual monuments or just junk on your land. Unless they match up perfectly with your map or deed’s description, they may not be what you are looking for. If you are unsure about the location or existence of such a monument, hire a professional surveyor.
If you cannot pass a certain area directly, move exactly perpendicular to your bearing until you can pass the obstruction, move forward towards the marker, then move back on course when you can by moving perpendicularly in the opposite direction. [10] X Research source
Markers can be anything. Modern markers are metal rods or poles, but old markets can be glass shards, etched rocks, wooden stakes, piles of charcoal, or anything else. Some markers may be impossible to locate accurately. Try locating the next corner if you can’t find one. Locating the two neighboring corners can help you identify a missing one. [11] X Research source
