The Land Survey Process: Unveiling the Past to Define the Future

Land surveying in Perham, MN is a meticulous process involved in nearly all real estate transactions and development. It begins with an exhaustive deep dive into historical records, with the understanding that the past holds the key to recognizing current property boundaries.

The Critical Role of Research

At the heart of every accurate land survey is comprehensive research. This initial phase is important, as it unearths the complete historical narrative of the property in question, as well as any adjacent parcels. This historical investigation often proves to be the most crucial element in resolving boundary disputes, and accurately defining property lines.

 This research process has several parts:

• Original Patent and Conveyances: Surveyors meticulously trace the property’s lineage back to its original government patent, documenting every subsequent conveyance (sale, transfer) and land split. This creates a chain of title that helps identify the evolution of the property’s legal description.
• Legal Descriptions: The research prioritizes the discovery of all existing legal descriptions related to the subject parcel and its neighbors. These descriptions, often expressed in metes and bounds or by reference to recorded plats, are the bedrock for understanding the property’s precise location and dimensions.
• Prior Surveys: Locating former surveys of the immediate area is invaluable. These previously recorded surveys provide crucial evidence regarding established boundaries, corner monuments, and historical interpretations of property lines. They offer a tangible link to how the land was previously understood and marked.
• Adjoining Properties: Understanding the history and legal descriptions of neighboring properties is equally vital. Boundary lines are shared, and the history of an adjacent parcel can often shed light on the boundaries of the subject property. This holistic approach minimizes the potential for future disputes.

Navigating Regulatory Landscapes

Beyond historical research, landowners contemplating any new real estate development or property division must proactively engage with local government entities. It is strongly advised to consult with governing planning and zoning departments and/or real estate administrators at the very outset of the planning process. This ensures full compliance with local ordinances, subdivision regulations, and zoning requirements, preventing costly delays or redesigns down the line.

Types of Survey Documents: Defining Property for Various Purposes

Different real estate actions call for specific types of survey documents, with each one tailored to a unique purpose:

Plat of Survey (New Parcel Creation)

When a completely new parcel of land is being carved out from a larger tract for the purpose of conveyance (sale or transfer), a Plat of Survey is produced. This document is critical because the newly created parcel must strictly adhere to all applicable local, city, and county subdivision and zoning regulations. These regulations dictate minimum lot sizes, setbacks, access requirements, and other development standards.

The Plat of Survey is a detailed graphic representation that includes:

• Monuments: Clear identification and depiction of all monuments, both new and existing, that physically mark the boundaries of the new parcel. These monuments can be iron rods, concrete markers, or other durable objects set in the ground.
• Legal Description: A precise and unambiguous legal description of the new parcel, which will be directly incorporated into the deed for its official transfer of ownership. This description typically uses metes and bounds, referencing courses, distances, and points of beginning.

Property Line Adjustment Plat of Survey (Adding to an Existing Parcel)

A Property Line Adjustment Plat of Survey is created when a portion of one parcel is being conveyed to an adjacent, existing parcel, effectively expanding the existing parcel’s area. This type of survey is often used to resolve minor boundary discrepancies, facilitate development, or reconfigure property lines for practical purposes. Crucially, property line adjustments are often exempt from the more stringent local, city, and county subdivision and zoning regulations that apply to the creation of entirely new, independent parcels. This exemption streamlines the process for minor boundary reconfigurations.

Similar to a standard Plat of Survey, this document will include:

• Monuments: Delineation of both new and existing monuments marking the adjusted property lines.
• Legal Description: A revised or new legal description that accurately reflects the altered boundaries of the parcel being adjusted, intended for inclusion in the deed of transfer.

Retracement Plat of Survey (Locating Existing Boundaries)

A Retracement Plat of Survey is specifically designed to locate and establish the existing boundaries of a property on the ground. Unlike plats that create new parcels, a retracement survey re-establishes lines that were previously defined. This type of survey is frequently commissioned in situations where:

• New Construction is Planned: Before erecting a building, fence, or planting crops near a property line, a retracement survey ensures that the construction occurs entirely within the owner’s property, avoiding encroachments onto neighboring land.
• Suspicion of Encroachment: If there is a belief that a neighbor’s structure, fence, or landscaping may be encroaching on the property, a retracement survey provides the definitive proof needed to address the issue.
• Boundary Disputes: In cases of disagreement between neighbors over shared property lines, a retracement survey can objectively define the true boundaries based on legal records and physical evidence.
• Determining Setbacks: For zoning compliance, a retracement survey can accurately locate property lines to ensure that new construction meets required setback distances from property boundaries.

Subdivision Plat (Simultaneous Splits for Development)

A Subdivision Plat represents a much more extensive and complex surveying endeavor. It involves the simultaneous division of a large tract of real estate into multiple smaller lots, typically with the explicit intention of future development, such as residential neighborhoods or commercial parks. Subdivisions are characterized by their scale and the comprehensive planning they require.

The process for a Subdivision Plat is significantly more involved and often includes:

• Extensive Planning: Collaboration with urban planners, engineers, and developers to design the layout of lots, roads, utilities, and common areas.
• Perimeter Work: Detailed surveying of the entire outer boundary of the large tract being subdivided.
• Topography: Comprehensive mapping of the land’s elevation and contours, essential for drainage design, road grading, and building placement.
• Drafting: Creation of detailed plat maps showing individual lots, lot numbers, dimensions, easements, rights-of-way, and other critical information.
• Construction Staking: Providing precise markings on the ground during the development phase to guide the construction of roads, utilities, and building foundations.

Most importantly, Subdivisions must rigorously adhere to all local, city, and county subdivision ordinances and zoning regulations. These regulations are designed to ensure orderly development, public safety, adequate infrastructure, and the preservation of community character. Compliance is often a prerequisite for obtaining permits and final approval for the development.

At Trust Compass, we prioritize quality in every survey, providing precise, reliable results for your project’s foundation. We meticulously complete each survey, focusing on accuracy and timely delivery. Our commitment to excellence ensures your project starts strong with dependable results. Contact Trust Compass today to begin your land survey experience.