Land records · Parcel maps · October 7, 2026
How to Read a Property Survey: Lines and Labels
How to read a property survey: bearings and distances, monuments, easements, setbacks, encroachments, and the surveyor's notes and certification.
How to read a property survey starts with understanding that a survey is a drawing prepared by a licensed surveyor showing a property’s boundaries, improvements, and related features based on records research and field measurements. Surveys come in several types, from simple boundary surveys to detailed ALTA/NSPS surveys used in commercial deals. Learning to read the lines, labels, and notes helps owners spot encroachments, easements, and setback issues before they become problems. This page is general land-records background, not legal advice.
Key parts of a survey
| Element | What it shows |
|---|---|
| Title block | Property, client, surveyor, date |
| North arrow and scale | Orientation and measurement scale |
| Boundary lines | Bearings and distances for each line |
| Monuments | Pins, pipes, or markers found or set |
| Improvements | Buildings, fences, driveways |
| Easements | Utility, access, and drainage easements |
| Setback lines | Required distances from boundaries |
| Flood zone | FEMA designation |
| Notes | Explanations and limitations |
| Certification | Surveyor’s statement, seal, and signature |
Bearings and distances
Each line is labeled with a bearing, such as N 45°30’00” E, and a distance in feet. Together they describe the boundary path. Curves are labeled with radius, arc length, and chord data.
Monuments
Symbols show monuments found or set at corners, with notes like “IPF” for iron pipe found or “IRS” for iron rod set. Older surveys may reference trees or stones. See what is a witness corner and what is a bearing tree.
Encroachments
Surveys show whether fences, driveways, or buildings cross boundary lines or easements. Distances from buildings to lines help identify setback issues.
Easements and title
ALTA surveys list easements from the title commitment and show their locations. Simpler surveys may show only visible features.
Survey notes
Notes explain the basis of bearings, record documents used, discrepancies, and any limits on the survey.
Example
A homeowner reviews a survey before building a fence. The survey shows iron pins found at each corner, a 10-foot utility easement along the rear, and the existing shed 2 feet from the side line. The owner places the new fence just inside the boundary and outside the easement.
Types of surveys
- Boundary survey: lines and corners.
- Mortgage or inspection survey: limited improvements check.
- ALTA/NSPS: detailed for commercial and title insurance.
- Topographic survey: elevations and contours.
Questions to ask the surveyor
Ask about discrepancies, monuments set, encroachments, and how bearings relate to deed descriptions.
Common abbreviations
| Abbreviation | Usual meaning |
|---|---|
| IPF / IPS | Iron pipe found / set |
| IRF / IRS | Iron rod found / set |
| POB | Point of beginning |
| R/W | Right of way |
| U.E. | Utility easement |
| D.E. | Drainage easement |
| B.S.L. | Building setback line |
| (R) / (M) | Record vs measured dimension |
Legends on the survey define the symbols used, and they vary between surveyors.
Record vs measured dimensions
When a survey shows two numbers for one line, such as a deed distance and a measured distance, the difference reflects measurement methods or errors in older records. Small differences are common. Large differences deserve a question to the surveyor.
Bottom line
A property survey shows boundaries with bearings and distances, monuments, improvements, easements, setbacks, and notes. Reading it helps identify encroachments and easement conflicts. Ask the surveyor to explain anything unclear. Explore parcels via the Platbookmapper map.
How to read a property survey FAQ
How do I read a property survey?
Review boundaries, monuments, improvements, easements, and notes.
What does IPF mean on a survey?
Usually iron pipe found.
Does a survey show easements?
Often, especially ALTA surveys.
What is a bearing on a survey?
The direction of a boundary line.
Who prepares a survey?
A licensed land surveyor.