How to Read a Land Survey Map: A Homeowner's Guide

You have just received your land survey map and it looks like a technical drawing covered in numbers, lines, and symbols. Understanding your survey does not require an engineering degree. This guide breaks down every element of a typical Florida land survey so you can read it with confidence.

Basic Elements of a Survey Map

Every professional survey map contains these standard elements:

• Title block: Usually in the lower right corner. Contains the property address, legal description, owner's name, survey date, and the surveyor's name, license number, and seal.
• North arrow: Shows which direction is north. All bearings and angles on the map reference north.
• Scale bar: Shows the relationship between distances on the map and actual distances on the ground (e.g., 1 inch = 50 feet).
• Legend: Explains the symbols used on the map, such as different line types, monument markers, and feature symbols.
• Certification: A statement signed and sealed by the licensed surveyor certifying the accuracy of the survey.

Understanding Boundary Lines

Property boundary lines are the most prominent feature on a survey map. They are typically shown as thick solid lines with dimensions and bearings labeled.

Distances

Distances along boundary lines are shown in feet and hundredths of feet (decimal feet, not inches). For example, "125.50'" means 125 feet and 6 inches. A typical residential lot might show something like "N 89°45'32" E 125.50'" along one boundary.

Bearings

Bearings describe the direction of a boundary line. They are expressed as an angle from either North or South, turning toward either East or West. The format is:

N 45°30'15" E = Starting at North, turn 45 degrees, 30 minutes, 15 seconds toward East

The four possible bearing quadrants are NE, NW, SE, and SW. Together with the distance, the bearing tells you exactly which direction a property line runs and how far.

Curves

Property lines that follow a curve (common along roads and cul-de-sacs) show additional information including the radius, arc length, and chord bearing. Curved boundaries are common in Florida subdivisions.

Metes and Bounds Descriptions

The legal description of a property often uses the metes and bounds system, which describes the property by starting at a known point and tracing the boundary using bearings and distances.

A typical metes and bounds description reads like a set of walking directions:

This description starts at a specific corner, traces each boundary line with its bearing and distance, and returns to the starting point. If you follow these directions on the survey map, you will trace the complete property boundary.

Common Survey Symbols

Survey maps use standardized symbols to represent physical features and monuments:

• Solid circle or "x": Found monument (existing survey marker located in the field)
• Open circle: Set monument (new survey marker placed by the surveyor)
• Solid line (thick): Property boundary line
• Dashed line: Easement line or setback line
• Dash-dot line: Centerline of a road or right-of-way
• Hatched area: Easement or restricted area
• IRF: Iron Rod Found
• IRS: Iron Rod Set
• CMF: Concrete Monument Found
• PK nail: A special survey nail set in pavement or concrete

Reading Easements on a Survey

Easements are shown as areas within your property where someone else has specific rights. Common easements in Florida include:

• Utility easements: Typically 5-15 feet wide along property lines, allowing utility companies access for maintenance. Shown as dashed or hatched areas labeled "U/E" or "UTILITY EASEMENT."
• Drainage easements: Areas reserved for stormwater drainage. Common in Florida developments. Labeled "D/E" or "DRAINAGE EASEMENT."
• Access easements: Paths or driveways providing access to landlocked parcels.
• Conservation easements: Areas restricted from development for environmental protection.

The survey will reference the recorded document (such as a plat book and page number) that created each easement.

Plat Maps vs. Survey Maps

A plat map is a recorded map of a subdivision showing individual lots, streets, and common areas. It is a public record filed with the county clerk. A survey map is a site-specific document prepared for your particular property.

Many Florida properties are described by reference to a recorded plat (e.g., "Lot 5, Block 2, of Smith's Addition, as recorded in Plat Book 10, Page 25"). Your survey will reference this plat and show how the plat boundaries translate to the ground.