Plain English
Survey terms explained
General definitions of common terms you will see on a survey or in a title commitment.
Boundary survey
Locates the property lines and corners of a tract from the deed, records and evidence found on the ground, and shows them on a plat.
ALTA/NSPS Land Title Survey
A survey performed to standards jointly set by the American Land Title Association and the National Society of Professional Surveyors, typically ordered for commercial real estate so a title insurer and lender can rely on it.
Table A
The list of optional items in the ALTA/NSPS standards (such as flood zone, utilities or building heights) that the client, lender or title company can request be added to the survey.
Plat
A scaled drawing of land showing boundaries, dimensions, easements and other features. A subdivision plat is usually recorded in county records after local approval.
Field notes (metes and bounds)
A written description of a tract that follows its boundary from a starting point using bearings (directions) and distances.
Easement
A right for someone else, such as a utility or neighbor, to use part of a property for a specific purpose, like a power line or driveway.
Encroachment
An improvement, such as a fence, building or driveway, that crosses a property line or extends into an easement or setback.
Monument
A physical marker, often an iron rod, pipe or concrete marker, set or found at a property corner or control point.
Topographic survey
Maps the shape of the ground with elevations and contours, along with features such as buildings, trees, drainage and utilities, for engineers and architects.
Construction staking
Marking locations and grades on the ground, from approved plans, so contractors can build roads, buildings and utilities in the right place.
As-built survey
A survey after construction showing where improvements were actually built, so they can be compared with the plans.
Subdivision
Dividing one tract into smaller lots or parcels, shown on a plat prepared to meet state law and local ordinances.
Flood zone
An area mapped by FEMA on Flood Insurance Rate Maps; surveys often note which zone a property falls in.
Benchmark
A point of known elevation used as a reference for measuring heights on a project.
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