Chapter 10

Example 1: Compass Direction

If the surveyor is standing in the middle of the compass in figure 1, the solid arrow indicates N 37° E, which means "From north go 37 degrees to the east" Notice that the opposite of N 37° E is S 37° W

Example 2: Compass Direction

If the surveyor is standing in the middle of the compass in figure 2, the dashed arrow indicates S 22° W, which means "From South, go 22 degrees west" Notice: opposite of S 22° W is N 22° W

Common Area Measurements (IMPORTANT)

- 1 mile = 5,280 feet - 1 acre contains = 43,560 square feet - 1 acre that is a perfect square measures 208.71 feet x 208.71 feet - 1 township is 6 miles square, contains 36 squares miles and 36 sections - 1 section contains 640 acres - 1 section is one mile square and contains one square mile. note: 6 miles square means 6 miles by 6 miles. which creates the 36 square mile.

Calculating Acreage in a Parcel Containing Contiguous Tracts

A parcel may not conform to 1/4 or 1/2 portions of a section. there may be contiguous tracts that comprise a single parcel, and calculating the acreage of this parcel would require a slightly different approach. Contiguous tracts are tracts that share common border; they are touching. The use of 2 or more separate calculations may be necessary. The key to knowing that more than one legal description and more than one calculation must be used will be the word "and" or "plus" or a semicolon (;) or some other indicator contained in the description. Example: Find the acreage for the parcel with the following legal description: W 1/2 of the NW 1/4 of the SE 1/4 and the NE 1/4 of the NE 1/4 of the SE 1/4 of section 10, T26S, R18E the word and indicates that there are two contiguous tracts within this single parcel. To calculate the acreage from the description in the example, it is necessary to perform two series of calculation, finding the acreage of each part of the legal description using the steps shown before. Then, adding the results for each part together to find the total acreage of the parcel. W 1/2 of the NW 1/4 of the SE 1/4 and the NE 1/4 of the NE 1/4 of the SE 1/4 of section 10, T26S, R18E W 1/2 of the NW 1/4 of the SE 1/4 = 20 Acres NE 1/4 of the NE 1/4 of the SE 1/4 = 10 Acres 20 + 10 = 30 Acres.

Monuments

Are fixed objects used to establish boundaries. the initial reference point for a survey begins at the monument, which is a known point. Monuments can be metal or concrete markers and are found set in the ground

Plat Method

Definition and Use: the plat (or recorded plat) method, also known as the lot and block method is the legal description used to identify small parcels of property in subdivided areas and cities. The subdivision or city map is based on a survey that initially describes the entire area, usually by metes and bounds. the platted subdivision is then cut into streets, lots, and blocks. each street is named, each block is numbered and each lot is numbered.

Section Subdivided into Quarter Sections

Each section is one square mile, or 640 acres. As illustrated in the diagram, when a section is subdivided into quarters, each resulting subsection contains 160 Acres (1/4 of 640 acres). Subsections are identified by their position within the section: NW, NE, SW, or SE Diagram 1

Range & Tier

Each vertical area between meridians is called a range. The blue vertical shaded area is a range. Each horizontal area between baselines is a row of townships, called tier. A tier is a row of township; however, in common usage, a tier is more often referred to as a township. The Yellow horizontal shaded area is a tier. Each of the squares created by drawing range lines and township lines represents a township. The location of a township can be found by identifying the tier and range in which the township is located.

Legal description using the Government survey Method

Example: NE 1/4 of the NW 1/4, Section 2, T2S, R4W

Government lots

Government Lots is a fractional piece of land less than a full quarter section located along the shore of a lake or the bank of a stream. Small Lots tracts of 10 acres, two and one-half (2 1/2) acres, or smaller can be identified using the government survey method. However, the government survey method would be an extremely cumbersome way to describe a small lot, For example: it would not be used to describe a 98' x 111' city lot. The surveyor's method would be preferable

Tallahassee by drawing

Government Survey Method in Florida In Florida, this method begins in Tallahassee by drawing: - a north/south line called the Tallahassee Principal Meridian - an east/west line called the Tallahassee baseline

Use of the Government Survey Method in Florida

In Florida, this method begins in Tallahassee by drawing: - a north/south line called the Tallahassee Principal Meridian - an east/west line called the Tallahassee baseline The government survey marker for Florida is at the intersection of the Tallahassee Baseline. All legal descriptions in the state of Florida originate from this point. Townships The State is further subdivided into squares, called Townships, by drawing additional north/south lines and additional east/west lines at six-mile intervals. The North/south lines are drawn parallel to the principal meridian and are called Meridians, or range lines. The east/west lines are drawn parallel to the baselines, or township lines ----- Each vertical area between meridians is called a range. The blue vertical shaded area is a range. Each horizontal area between baselines is a row of townships, called tier. A tier is a row of township; however, in common usage, a tier is more often referred to as a township. The Yellow horizontal shaded area is a tier. Each of the squares created by drawing range lines and township lines represents a township. The location of a township can be found by identifying the tier and range in which the township is located.

Townships

In the government survey method, a township is further subdivided into 36 sections. Each section is one square mile and is given a number to identify it, using a numbering system that runs from 1 - 36. The section numbering begins in the northeast corner with #1 and proceeds in a westerly direction to include section #1 - #6. Section #7 is located immediately south of section #6 with the remaining sections numbered as shown in the diagram.

Legal descriptions

Legal descriptions are used to identify a parcel's location on the face of the earth without duplication and without confusion with any other parcel.

Purpose and use of legal descriptions

Legal descriptions are used to identify a parcel's location on the face of the earth without duplication and without confusion with any other parcel. A street address may be inadequate to legally identify a parcel since street names and numbers are often similar in various locations. A legal description of RE identifies a parcel of land in a manner that rules out confusion with any other parcel. Surveyors are used to identify the boundaries of a parcel and to draw the legal description from the survey. Legal description is used in all significant documents regarding the property including sales contracts, mortgages, deeds, title policies and so on.

Example of plat method of Land Description

Lot 4, block 965 of Mulberry Reserve Subdivision, recorded on Page 82 of Plat book 106 in the public records of Palm Beach county, Florida

Directions and Turning Points

Surveyors use a circular method to identify the direction in which the survey moves around the property's boundary. The key to understanding the surveyor's method is to know that the POB and each of the turning points at the corners of the property are observed as if centered in a circle. The surveyor identifies the path around the property by giving directions that indicate survey direction either to the north or south, or towards either east or west.

Example: Metes and Bounds Description

Surveyors use measurements in feet or other appropriate means to describe property as is shown in the simplified metes and bounds description: "From the permanent marker monument at the orange county-lake county line, run S6°W a distance of 3,415' to the point of beginning; thence, run S85°W a distance of 3,580', thence, run S8°W a distance of 2,410'; thence, run N90°E a distance of 3,205'; thence, run N15°E a distance of 2,805' to the Point of Beginning."

Government Survey Method (History)

The Government survey method was developed in 1785 to make possible the westward expansion of the USA. Vast unsettled areas that had not been surveyed lay west of the original colonies. To open this land to settlement required a simplified method of legal description; the surveyor's method was too cumbersome and time consuming for that purpose. The government survey method was the principal method used to create legal descriptions of property located west of the Ohio and Mississippi Rivers. Florida was also surveyed using this method. Texas, which was part of Mexico at that time, was not surveyed using this method, neither were the original thirteen colonies or states later carved from those colonies. this method is also called Rectangular method, divides the surface of the earth into a grid, with numbered squares. Each numbered square can be subdivided repeatedly into smaller squares. this system is based on the principle that can identify any point on a plane by referencing the intersection of two lines (or axes)

Use of the Government Survey Method in Florida - Townships

The State is further subdivided into squares, called Townships, by drawing additional north/south lines and additional east/west lines at six-mile intervals. The North/south lines are drawn parallel to the principal meridian and are called Meridians, or range lines. The east/west lines are drawn parallel to the baselines, or township lines

Measurements and References (surveyor's Method - Metes and bounds)

The Surveyor's Method - also known as the metes and bounds method is the oldest method of land description and provides the most accurate type of legal description. This method can be used to describe regularly or irregularly shaped tracts of RE using the measurements and references described in this section. Metes Measurements of distance such as inches, feet, yards, and miles Bounds refer to compass directions used to define property boundaries. Monuments Are fixed objects used to establish boundaries. the initial reference point for a survey begins at the monument, which is a known point. Monuments can be metal or concrete markers and are found set in the ground Point of Beginning (POB) The survey begins by giving directions from the monument to the edge of the property, which is called the Point of beginning (POB). The survey continues by describing the directions and distances that make up the outer perimeter of the property. When the survey returns to the POB, it is called a Closing. In essence, a person starts at a known point, goes to the POB on the property, and walks around the property until returning back to the POB. if a string was staked out as the survey was completed and the two ends tied together, the description of the property would be everything inside the string. Example: Metes and Bounds Description Surveyors use measurements in feet or other appropriate means to describe property as is shown in the simplified metes and bounds description: "From the permanent marker monument at the orange county-lake county line, run S6°W a distance of 3,415' to the point of beginning; thence, run S85°W a distance of 3,580', thence, run S8°W a distance of 2,410'; thence, run N90°E a distance of 3,205'; thence, run N15°E a distance of 2,805' to the Point of Beginning." Directions and Turning Points Surveyors use a circular method to identify the direction in which the survey moves around the property's boundary. The key to understanding the surveyor's method is to know that the POB and each of the turning points at the corners of the property are observed as if centered in a circle. The surveyor identifies the path around the property by giving directions that indicate survey direction either to the north or south, or towards either east or west.

Subsections further subdivided

The entire diagram shows only the shaded, 160-acre NE 1/4 subsection of diagram 2 (previous slide) in this diagram, the 40-acre NE subsection has been further subdivided into quarters, containing 10 acres each (1/4 of 40) The shaded 10-acre NE subsection has also been further subdivided into quarters, containing 2 1/2 acres each (1/4 of 10)

The government survey marker for Florida

The government survey marker for Florida (Picture) is at the intersection of the Tallahassee Baseline. All legal descriptions in the state of Florida originate from this point.

Point of Beginning (POB)

The survey begins by giving directions from the monument to the edge of the property, which is called the Point of beginning (POB). The survey continues by describing the directions and distances that make up the outer perimeter of the property. When the survey returns to the POB, it is called a Closing. In essence, a person starts at a known point, goes to the POB on the property, and walks around the property until returning back to the POB. if a string was staked out as the survey was completed and the two ends tied together, the description of the property would be everything inside the string.

Locating a Section within a Township

To identify the location of an individual section, first locate the township tier and range. Then locate the section number within township as shown below.

Calculating Acreage in a Parcel from a Legal Description

Various methods can be used to calculate the acreage contained in a government survey legal description. Some methods are more cumbersome to use than others. A simple method to calculate the number of acres in a parcel described by the government survey method: Example: How many acres are in a parcel describe as being the: N 1/2 of the NE 1/4 of the NW 1/4 of the SW 1/4 of Section 9, T24S, R15E Step 1: the first step is to ignore the section and township location information and separator words in the legal description, since they are not needed to find the acreage of the section. That simplifies the description as: N 1/2 NE 1/4 NW 1/4 SW 1/4 Step 2: a section contains 640 acres. start with the right-most subsection (SW 1/4) and divide 640 acres by the denominator of the fraction (4). The denominator of a fraction is the number on the bottom. N 1/2 NE 1/4 NW 1/4 SW 1/4 640 Acres % 4 = 160 Acres Step 3: Moving right-to-left, Continue diving the number of acres by each denominator of the subsection identification to the left until you have used all subsections as follows: N 1/2 NE 1/4 NW 1/4 SW 1/4 640 Acres % 4 = 160 Acres N 1/2 NE 1/4 NW 1/4 SW 1/4 160 Acres % 4 = 40 Acres N 1/2 NE 1/4 NW 1/4 SW 1/4 40 Acres % 4 = 10 Acres N 1/2 NE 1/4 NW 1/4 SW 1/4 10 Acres % 2 = 5 Acres - the parcel contains 5 acres.

Preparation and use of surveys

a survey is a description of the actual boundaries of a property. The surveyor uses known objects called Benchmarks to establish the correct starting point for the survey Common forms of benchmarks include bronze or aluminum disks set in stone or concrete, or rods driven into the earth.

Townships - Meridian Lines - Guide meridians - correction Lines - a check

a township is a six miles square and contains 36 square miles. However, Meridian (Range Lines) lines do not remain six miles apart; they follow the curvature of the earth and would eventually converge at the North and South poles. To correct for this variation, guide meridians are drawn every 24 miles east and west of the Tallahassee Principal Meridian. Correction Lines - are located every 24 miles north and south of the Tallahassee Baseline. The intersection of guide meridians and correction lines form a 24-mile-square are called a check.

Surveyor's Method

also known as the metes and bounds method is the oldest method of land description and provides the most accurate type of legal description. This method can be used to describe regularly or irregularly shaped tracts of RE using the measurements and references. Metes Measurements of distance such as inches, feet, yards, and miles Bounds refer to compass directions used to define property boundaries.

Shorthand for compass bearing

compass bearings are used to describe the direction of the boundary lines. Surveyors use a type of shorthand to give directions in an abbreviated fashion that tells the reader how to proceed around the property. Example: N 45°, 25', 20" E reads as North 45 degrees, twenty-five minutes, 20 seconds East of North. Descriptions always begin with North (N) or South (S) followed by the number of the degrees East (E) or West (W) up to a max of 90° degrees. N 37° E is translated to mean that a property boundary was encountered and the new boundary line goes in a north direction at 37° degrees towards the East. Example: N 45°, 25', 20'' E indicates "from north, go 45 degrees, twenty-five minutes, and 20 seconds to the east." ---------- Figure 1 Picture Keep in mind that the directions in the legal description are from the point of view of the surveyor as if he or she is standing in the middle of the compass. If the surveyor is standing in the middle of the compass in figure 1, the solid arrow indicates N 37° E, which means "From north go 37 degrees to the east" Notice that the opposite of N 37° E is S 37° W ----------- If the surveyor is standing in the middle of the compass in figure 2, the dashed arrow indicates S 22° W, which means "From South, go 22 degrees west" Notice: opposite of S 22° W is N 22° W

Area calculation examples "like units"

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Area calculation examples "unlike units"

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Assessor's Parcel Number (APN)

is a number that is assigned to a parcel of real property by a county property assessor to uniquely identify that property within the jurisdiction. County appraiser offices use many different terms, used synonymously and interchangeable with APN to describe the parcel numbers, Including: - ID number - Folio number - Assessor's Identification number (AIN) - Parcel Identification Number (PIN) - Parcel Control Number (PCN) Property Appraisers use tax maps, which are based upon recorded plat maps to view individual parcels. Each property is shown on the tax map. Today, Most county tax maps can be viewed online at the county property appraiser's website. additional information such as the owner's name, the site address, the assessed value of land and structures, and the parcel number can be viewed.

Quarter subdivided into subsections

subdivided sections can be further subdivided into one-half (1/2) or one-quarter (1/4) subsections. Diagram illustrates the shaded 160-acre NE quarter of other diagram (from previous slide) further subdivided into quarter subsections of 40 acres each (1/4 of 160 acres) Diagram 2

Calculating the Area of a rectangular Lot

the number of square feet or acres in a lot is a measurement of its area. The formula for calculating the area of a square or rectangle is to multiply the length of one side by the length of an adjacent side. if you know the square footage of a rectangular lot and the length of one side, you can use this formula to find the length of the other side by dividing the square feet by the known length.

plat maps

the plat or plat map is the recorded survey that shows dimensions, easements and other necessary information. The plat, once approved by the city or county government, is recorded and indexed by a book and page number for future reference. All legal descriptions of properties within the platted area are then described by reference to the number, block number, subdivision name, book number and page number.

Methods of property description

there are 3 methods which are used to legally describe property are as follows: Surveyor's Method - also called the metes and bounds method Government survey method - Also called the rectangular or grid method. Lot and Block method- also called the plat method or recorded plat method.

Area calculation examples

these calculations must always be performed using "like" units; when dealing in feet, all measurements must be in feet with the area in square feet.