Surveying · Symbols · Plats · October 25, 2026
Land Survey Symbols: What the Marks on a Survey Mean
Land survey symbols explained: found and set corner marks, IPF and IRS labels, fence, easement and utility lines, and how to read them with the legend.
Land survey symbols are the small circles, triangles, line patterns and short labels a surveyor uses to show what was found and set on the ground. A boundary survey or recorded plat packs a lot of information into those marks: which corners are original, which are new, where the fence sits compared with the property line, and where easements and utilities run. This guide explains the symbols you will see most often, how to read them alongside the legend, and where to check a survey against the county parcel map.
The short answer
- Start with the legend. Every surveyor draws symbols a little differently, and the legend on that sheet is what defines them.
- Circles and squares mark corners. They show monuments such as iron pins, rods, pipes and concrete markers at property corners and angle points.
- Found vs set is the key detail. A found monument was already there; a set monument was placed by this surveyor. Labels such as IPF (iron pipe found) and IRS (iron rod set) spell it out.
- Line patterns tell features apart. A heavy solid line is usually the boundary, dashed lines often mark easements or setbacks, and a line with x marks is commonly a fence.
- Labels fill in the rest. Bearings and distances sit along each line, and short codes name utilities, structures and recording references.
Why the legend comes first
There is no single national symbol set that every land surveyor must use. Two surveyors in the same county can draw a found iron rod in opposite ways. Surveyors who discuss this online describe both habits: some draw a solid dot for a found monument and an open circle for one they set, while others do the reverse, and some states spell out their own drafting rules. That is why the legend on a plat or survey matters more than any general chart, including this one.
A good legend lists each symbol with a written meaning, and many surveyors also label individual monuments on the drawing with their size and type. When a label on the drawing and the legend disagree, the more specific note next to the monument usually tells the fuller story, and a quick call to the surveyor clears up the rest.
Corner and monument symbols
| Typical mark | Common label | What it usually means |
|---|---|---|
| Small circle, filled or open | IPF / IPS | Iron pipe found or iron pipe set at a corner |
| Small circle | IRF / IRS | Iron rod (often rebar) found or set |
| Circle with a label like "cap LS 1234" | CIP or R/C | A rod or pin with a plastic or metal cap stamped with a surveyor's license number |
| Square or square with a dot | CM / CMF | Concrete monument, found or set |
| Small cross or x | PK or Mag nail | A survey nail driven into pavement or concrete |
| Triangle | CP or TP | A control or traverse point the surveyor used for measuring, often not a property corner |
| Circle with offset note | WC | A witness corner set near a corner that could not be marked directly |
The found or set distinction matters when you walk the land. A found monument ties this survey to earlier work, so its description often names the older survey it came from. A set monument is new, and the surveyor's cap number should match the license shown in the surveyor's seal. To recognize the actual hardware when you dig for a corner, see what survey pins look like and iron pin vs iron pipe survey markers.
Line types and what they show
- Heavy solid line: the property boundary being surveyed. Each segment carries a bearing and distance, or a curve label tied to a curve table.
- Lighter solid line: adjoining lot lines, right-of-way lines or lines of record that were not the main subject of the survey.
- Dashed line: commonly an easement, building setback line or a centerline. The label next to it says which.
- Line with x marks: a fence. The Chicago Title surveyor's symbol list shows a fence drawn as a line broken by a row of x's.
- Line broken by letters: utilities, such as a line interrupted by "OE" or "P" for overhead power, "G" for gas, "W" for water or "S" or "SS" for sewer.
- Hatching or shading: buildings, paved areas or encroachments. Check the legend for which.
Fence and boundary lines are often drawn close together. When the fence line wanders off the boundary, the surveyor usually adds a small dimension showing how far it sits inside or outside the line. That note is the first place to look if you think a neighbor's fence is over the line.
Other features and codes
- Utility poles and boxes: often a small circle or square labeled PP (power pole), LP (light pole) or a code for a transformer, pedestal or junction box.
- Hydrants, valves and manholes: small icons labeled FH, WV, GV or MH.
- Trees: a scalloped circle, sometimes with the trunk size.
- Point of beginning: marked POB, where the written description starts. See what a point of beginning is.
- Adjoiners: neighbors are often labeled "N/F," short for "now or formerly," followed by a name and a deed book and page.
- Recording references: D.B. for deed book, P.B. or M.B. for plat or map book, then a page number.
Many of these are text abbreviations rather than drawn symbols. Our list of plat map abbreviations covers the letter codes in more depth.
How to read the symbols on your survey
- Find the legend and title block. Note the surveyor, the date and the type of survey.
- Orient the drawing with the north arrow and check the scale.
- Trace the boundary from the point of beginning, reading each bearing and distance and noting the corner symbol at each turn.
- Mark found vs set corners on a printout. Those are what you will look for on the ground.
- Follow every dashed line to its label to see which are easements or setbacks.
- Look for notes about fences, buildings or driveways that cross the line.
Our step-by-step guide on how to read a property survey walks through the full document, including the written notes and certification.
Checking a survey against the county parcel map
A county parcel map or GIS viewer is a helpful cross-check, not a replacement. Parcel lines in GIS are drawn for tax and mapping purposes and are often a little off from the surveyed lines, so they should not be expected to line up exactly with the corners on your survey. Use the parcel map to confirm you have the right lot, find neighboring parcel numbers and spot recorded plats or easements worth pulling. You can find your county's free parcel viewer from the Platbookmapper map, and our post on how to read a parcel map explains its symbols, which differ from a surveyor's.
Land survey symbols FAQ
What do the circles on a land survey mean?
Small circles usually mark corner monuments such as iron pins, rods or pipes. Whether a filled or open circle means found or set depends on the surveyor, so check the legend on that survey.
How are found and set corners labeled on a survey?
Short codes next to the corner symbol spell it out. IPF and IPS are commonly iron pipe or pin found and set, and IRF and IRS are iron rod found and set.
What is the difference between found and set monuments?
A found monument was already in the ground from earlier work, and the surveyor accepted it. A set monument was placed new by the surveyor who signed the survey, often with a stamped cap.
What does a line with x marks mean on a survey?
It is commonly a fence. The surveyor may add a dimension showing how far the fence sits inside or outside the property line.
What does N/F mean on a survey?
N/F stands for now or formerly. It appears before the name of an adjoining owner, since ownership may have changed since the record the surveyor checked.
Are land survey symbols the same everywhere?
No. Common conventions exist, but each surveyor or firm can draw symbols differently, and some states set their own drafting rules. The legend on the sheet is what defines them.
The bottom line
Land survey symbols show corner monuments, line types, features and recording references on a survey or plat. Read the legend first, because symbols vary between surveyors, then trace the boundary and note which corners were found and which were set. Labels such as IPF, IRS, N/F and POB fill in the details, and the county parcel map is a useful cross-check but not a substitute for the survey.