A Boundary Survey (also known as a Corner Records or Record of Survey) locates the limits of a lot in a tract of land, or in some cases a deeded portion of a parcel of land, with respect to a recorded Deed, Surveys, Plats and/or other physical evidence such as occupation, parole evidence, etc. The main objective of a Boundary Survey is to determine the location of land ownership lines, the first phase is to perform land records research. Research is conducted at local, county and state agencies and offices for the purpose of locating deeds, plans, maps, wills and other documents defining the location and rights associated with a parcel of land.

The next phase of the Boundary Survey involves a thorough field reconnaissance for the purpose of uncovering any boundary evidence, such as iron pipes or rods, monuments, walls, fences, etc. This is a physical investigation of the parcel, and requires an extensive knowledge of the types of evidence and a determined surveyor will hunt tirelessly until the corner is found. A boundary survey is more than just a set of accurate land measurements. Rather, it is a thorough retracing of the title, and analysis of the physical evidence of boundaries, completed according to state board requirements, established legal principles, technical prowess, and local standard of care. It is a land investigation and a thorough understanding of the research, methods, principles and laws relating to land boundary retracement is necessary.

Any monument set by a licensed land surveyor or registered civil engineer to mark or reference a point on a property or land line shall be permanently and visibly marked or tagged with the certificate number of the surveyor or civil engineer setting it, each number to be preceded by the letters “L.S.” or “R.C.E.,” respectively, as the case may be.

A final Boundary Survey Plat is prepared (Corner Records or Record of Survey), displaying the results of the survey, and affixed with a professional land surveyors seal and signature. The decision to file either the required Corner Record or a Record of Survey shall be at the election of the licensed land surveyor or registered civil engineer submitting the document, but you do have input into this and a Record of Survey can be filed at the client’s request.

A Corner Record is sufficient when the survey is a retracement of lines shown on a subdivision map, official map, or a record of survey, where no material discrepancies with those records are found and sufficient monumentation is found to establish the precise location of property corners thereon, provided that a corner record is filed for any property corners which are set or reset or found to be of a different character than indicated by prior records. For purposes of this subdivision, a “material discrepancy” is limited to a material discrepancy in the position of points or lines, or in dimensions. A Corner Record shall be signed by a licensed land surveyor or licensed civil engineer and stamped with his or her seal then submitted to the county surveyor or engineer shall be examined by him or her for compliance with subdivision (d) of Section 8765 and Sections 8773, 8773.1, and 8773.4 of the Professional Land Surveyors Act, endorsed with a statement of his or her examination, and filed with the county surveyor or returned to the submitting party within 20 working days after receipt.

A Record of Survey shall be filed with the county surveyor in the county in which the field survey was made a record of the survey relating to land boundaries or property lines, if the field survey discloses any of the following: Material evidence or physical change, which in whole or in part does not appear on any subdivision map, official map, or record of survey previously recorded or properly filed in the office of the county recorder or county surveying department, or map or survey record maintained by the Bureau of Land Management of the United States. A material discrepancy with the information contained in any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the United States. Evidence that, by reasonable analysis, might result in materially alternate positions of lines or points, shown on any subdivision map, official map, or record of survey previously recorded or filed in the office of the county recorder or the county surveying department, or any map or survey record maintained by the Bureau of Land Management of the United States. The location, relocation, establishment, reestablishment, or retracement of one or more points or lines not shown on any subdivision map, official map, or record of survey, the positions of which are not ascertainable from an inspection of the subdivision map, official map, or record of survey.  The points or lines set during the performance of a field survey of any parcel described in any deed or other instrument of title recorded in the county recorder’s office are not shown on any subdivision map, official map, or record of survey. Any record of survey filed with the county surveyor shall, after being examined by him or her, be filed with the county recorder.

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