Metes And Bounds: A Simple Land Surveying Guide

Metes and bounds is a system used in land surveying to describe property boundaries. It relies on physical features of the local geography, along with directions and distances, to define the perimeter of a parcel of land. This method has been used for centuries and remains a crucial part of real estate transactions and land development today. In essence, it's a way to draw a map of a property using words and landmarks.

What are Metes and Bounds?

At its core, the metes and bounds system defines a property's boundaries by listing a series of courses and distances. "Metes" refers to the linear measurements of distance (like feet, yards, or miles), while "bounds" refers to the boundary lines themselves, often described by references to artificial monuments or natural landmarks.

This method is particularly useful in areas where early land division was irregular and didn't follow a standardized grid system, like the Public Land Survey System (PLSS) commonly used in the western United States. The metes and bounds system was prevalent in the original thirteen colonies and continues to be used in many parts of the country today.

How Metes and Bounds Works

The description begins at a "point of beginning" (POB), which is a specific, identifiable location on the property's boundary. From this point, the description proceeds along the boundary lines, detailing each course and distance until it returns to the point of beginning, thereby closing the parcel. — Norway, MI Weather Forecast & Climate Guide

For example, a description might read: "Beginning at a granite monument located at the intersection of Elm Street and Oak Avenue, thence North 30 degrees East 200 feet to a stake, thence South 60 degrees East 150 feet to a river bank..." This detailed sequence ensures that a surveyor can retrace the boundary lines with a high degree of accuracy.

Historical Significance of Metes and Bounds

The metes and bounds system dates back to ancient times, with evidence of its use in legal descriptions in Egypt and Rome. In the United States, it was the primary method for describing land parcels prior to the adoption of the PLSS. — South Carolina Gamecocks Football: News, Scores, And More

Early Land Division in the Colonies

When European settlers arrived in North America, they brought with them the metes and bounds system. This was a practical approach for dividing land in areas that were already inhabited or where settlement patterns were irregular. Many of the early land grants and deeds in the original thirteen colonies used this method.

This historical context is important because it explains why some older properties, especially in the eastern U.S., have complex and sometimes ambiguous boundary descriptions. The reliance on natural landmarks, which can change over time, sometimes leads to disputes.

Components of a Metes and Bounds Description

A well-drafted metes and bounds description includes several key components:

• Point of Beginning (POB): A clearly defined starting point for the survey. This is often a monument, a corner of a street, or another easily identifiable feature.
• Courses: The direction of each boundary line, typically expressed in degrees, minutes, and seconds relative to a meridian (e.g., North 30 degrees East).
• Distances: The length of each boundary line, measured in feet, yards, or other units.
• Adjoiners: References to adjacent properties or features that help define the boundary.
• Monuments: Physical markers (natural or artificial) placed to indicate corners or points along the boundary line. Examples include stakes, stone markers, trees, or rivers.
• Call: A reference to a specific monument, adjoiner, or course and distance that defines a portion of the boundary.
• Return to the Point of Beginning: The description must end by describing the final course and distance that leads back to the POB, confirming the closure of the parcel.

The Role of Monuments

Monuments are critical in metes and bounds surveys. They are the physical evidence on the ground that represents the intended boundary. In cases of discrepancy between measurements and monuments, the monuments generally take precedence, as they represent the surveyor's on-the-ground markings.

Meridians and Bearings

Directions in metes and bounds descriptions are based on a meridian. Historically, this was often a true north-south line, but it could also be a magnetic meridian or a line defined by a previous survey. Bearings are expressed as an angle from the meridian, such as N 45° E (45 degrees East of North) or S 30° W (30 degrees West of South).

Advantages of the Metes and Bounds System

Despite its complexities, the metes and bounds system offers several advantages:

• Flexibility: It can describe parcels of any shape or size, conforming to irregular land features and existing boundaries.
• Precision: When carefully surveyed and documented, it can provide a highly accurate description of a property's boundaries.
• Adaptability: It can incorporate existing landmarks and man-made structures, making it suitable for established areas.

Real-World Applications

In our experience, the metes and bounds system is invaluable when surveying irregular parcels of land, such as those found in older urban areas or waterfront properties. It allows for precise demarcation even when standard grid systems are not applicable. For instance, when subdividing a large, irregularly shaped farm into smaller lots, a metes and bounds description ensures each new parcel is uniquely defined.

Challenges and Limitations

The metes and bounds system is not without its challenges:

• Ambiguity: Descriptions relying on natural features can become ambiguous if those features change (e.g., a river changing course, a tree dying).
• Errors: Mistakes in measurement or transcription can lead to boundary disputes.
• Complexity: Descriptions can be lengthy and difficult for laypeople to understand.
• Cost: Thorough surveying can be time-consuming and expensive.

Resolving Boundary Disputes

When disputes arise, courts often look to the original survey records, the intent of the parties at the time of the original description, and the physical evidence on the ground. The principle of "senior rights" often applies, meaning older, properly recorded descriptions may take precedence.

Metes and Bounds vs. Other Surveying Systems

It's helpful to compare metes and bounds with other common land surveying systems, such as the Public Land Survey System (PLSS).

Public Land Survey System (PLSS)

The PLSS, established in the late 18th century, divides land into a standardized grid of townships, ranges, and sections. It's a systematic approach that provides uniform parcel sizes and simplifies land descriptions, particularly in the western and midwestern United States. Unlike metes and bounds, PLSS relies on a geometric framework rather than physical landmarks. — Best 2-Person Inflatable Kayaks: Reviews & Guide

Lot and Block System

The Lot and Block system, also known as the Recorded Plat system, is used for subdividing land into smaller lots, typically in urban and suburban developments. A large parcel is divided into blocks, and blocks are further divided into numbered lots. The survey is recorded as a map (plat) in public records, and legal descriptions refer to the specific lot and block number within a named subdivision.

Legal Implications and Property Deeds

Accurate metes and bounds descriptions are essential for legal property deeds. A flawed description can render a deed invalid or lead to costly legal battles.

Ensuring Accuracy in Deeds

When purchasing property, especially in areas where metes and bounds is common, it's crucial to have a professional survey conducted. This ensures that the property described in the deed accurately reflects the physical boundaries of the land.

The Importance of a Professional Survey

Our analysis shows that relying solely on historical deed descriptions without a current survey can be risky. A professional land surveyor is trained to interpret complex descriptions, locate existing monuments, and identify potential discrepancies. They can provide a new survey that legally defines the property boundaries.

FAQ Section

What is the "point of beginning" in a metes and bounds description?

The point of beginning (POB) is the specific, identifiable starting point used to describe the boundary of a property using the metes and bounds system. It's the anchor from which all subsequent measurements and directions are taken.

How do I find the metes and bounds description for my property?

You can typically find the metes and bounds description for your property in your property deed, which is recorded with your local county recorder's office. A professional land survey will also provide a precise description.

Are metes and bounds descriptions still used today?

Yes, metes and bounds descriptions are still widely used today, especially for irregularly shaped parcels, in areas not covered by the Public Land Survey System, and for establishing boundaries for new subdivisions.

What happens if a natural landmark used in a metes and bounds description disappears?

If a natural landmark disappears or changes significantly, surveyors and legal experts will rely on other evidence. This includes previous survey records, adjoining property lines, and the original intent of the survey to re-establish the boundary. Monuments, if present, often take precedence over natural features.

What's the difference between metes and bounds and lot and block?

Metes and bounds describes property using measurements and landmarks from a starting point. The lot and block system describes property by referencing a recorded subdivision plat, where land is divided into numbered lots and blocks.

Can a metes and bounds description be ambiguous?

Yes, metes and bounds descriptions can become ambiguous, particularly if they rely heavily on natural features that can change over time or if there were errors in the original survey. Professional surveys are crucial for clarifying these descriptions.

What is the role of a surveyor in a metes and bounds system?

A surveyor's role is to interpret the legal description, locate physical evidence on the ground (like monuments), perform measurements, and establish the property boundaries according to the legal description. They are essential for accuracy and resolving disputes.

Conclusion

Understanding the metes and bounds system is fundamental for anyone involved in real estate, land ownership, or development, especially in older regions of the United States. While it can seem complex, its reliance on precise measurements and physical markers ensures that property boundaries are clearly defined. Always consult with a qualified land surveyor to ensure the accuracy and legal standing of your property's boundaries. A professional survey provides the most reliable method for defining and understanding your land.