The Compass
The illustration should indicate which way is north. It is most often found in the top right corner or could be in the center at the top.
Property Information
The property information should match the tax records with address, lot, block, subdivision, etc. See example at the top of the survey illustration.
Boundary Lines
In the example above the boundary lines are in red. It is important to understand the property boundaries. They are denoted with both bearing and distance. The bearing is a series of degrees, minutes and seconds with compass point letters before and after each element. The distance indicates how far from a given point a boundary line extends. Look on the survey for locations of where iron rods are found.
The Legend
The legend contains important information about the property. In the illustration above, the legend contains: controlling monument, right of way, county clerk file, county map record, fire hydrant, and water valve. The legend for your property will list information pertinent to the property you are buying.
Surveyor Name, Info and Certificate
In Texas, the entire survey has to be legible and complete. Nothing can be cut off. The survey will show State of Texas Land Survey. It should be certified. Carefully read what is written. In the example FEMA information is included. This is important to know if your property is in a flood zone. Buyers would be wise to share this copy with their home insurance company. Lenders will need an approved survey. What you don't understand, ask.
The Survey should be signed and dated with an embossed seal. This certificate provides a legal foundation for the survey's validity. If absent, the survey will not provide you with legal protection in a court of law.
Additional Information for Property in Texas
Scale: There should be a scale near the legend which indicates how distances are represented on the survey illustration.
Notes: Notes found on a pre-existing survey should provide information pertaining to former ownership of the land being surveyed or nearby properties.
In Sum
A PROPERTY SURVEY is also known as a boundary survey, plat survey or land survey. In real estate, it is an essential document if you are purchasing a residential or commercial building or land parcel. With a survey in hand, you can discover the boundary lines, zoning information and easements for underground utilities. If you are planning on installing an inground pool, you'll want to know where the underground utilities are located, including easements where underground water pipes, electric lines, etc., may be located.
Learning to read a survey will help you understand your rights as a landowner. The report should include the following:
- Physical and overlapping boundaries.
- Water structures, such as a lake or stream.
- Shared fencing, driveways or sidewalks with neighboring property. Note: if you have a shared fence with your neighbors or city property, you will need permission from your neighbors, including permits and approval from your city or town.
- Roadways or driveways that are nearby.
- Existing property points of entry or egress.
- Structural improvements on the property, such as a garage, sheds, permanent playhouse, child's built-in playground equipment, swimming pool, patios, etc.
To avoid future issues or problems, buyers should buy their own survey before closing on the property. If you are planning to install a new fence, pool, shed, etc., and the contractor wants a copy of your survey, make sure you keep the original in your possession.
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