How to Read a Land Survey Plat: A Beginner’s Guide for Landowners and Buyers

If you’re purchasing land, dividing property, or simply want to understand your boundaries, a professional land survey plat is one of the most important documents you'll encounter. But for the uninitiated, reading a survey can feel like deciphering a foreign language—full of numbers, lines, and symbols.

This beginner’s guide will walk you through the key elements of a land survey plat and help you understand how to use it effectively as a landowner, buyer, or investor.

What Is a Land Survey Plat?

A land survey plat is a detailed, scaled map prepared by a licensed surveyor that outlines the boundaries, features, and dimensions of a parcel of land. It's often required during real estate transactions, permitting, land divisions, and disputes.

Survey plats serve as a legal record and are usually filed with a county recorder or land records office.

Key Elements of a Survey Plat (and What They Mean)

1. Title Block

• Usually found in the lower right or upper corner.
• Includes the surveyor’s name, license number, company, date of the survey, project name, and scale.
• Tip: Look for the survey date to ensure the document is current.

• The north arrow shows orientation; make sure you understand which way is up.
• The scale helps you interpret distances—e.g., 1 inch = 100 feet.

• Shown as bold or solid lines forming a polygon around the parcel.
• You'll see bearings (e.g., N 45° E) and distances (e.g., 250.00') along each boundary line.
• Bearings show the direction of the line relative to true or magnetic north.
• Distances show the length of each side in feet (or meters, occasionally).

• Surveyors mark property corners with physical monuments like iron rods or concrete markers.
• The plat often shows where each is located and may reference existing markers.

• These are areas where others (like utility companies or neighboring landowners) have limited legal access.
• They’re usually marked by dashed lines and labeled (e.g., “15’ Utility Easement”).

• Some plats show existing buildings, fences, driveways, wells, or septic systems.
• These helps determine setbacks or whether structures encroach on property lines.

• Neighboring parcels may be labeled with the owner’s name or parcel number.
• Useful when researching boundary disputes or access concerns.

• Found in the margins or corners.
• May include legal disclaimers, datum references, flood zone notes, and certification that the survey meets state standards.

How to Use a Survey Plat

• Verify Boundaries & Area: Double-check that the legal description on your deed matches the plat dimensions and bearings.
• Check for Encroachments: Look for fences, structures, or driveways that cross boundary lines.
• Plan Improvements: Use the plat to understand setbacks, easements, and buildable areas.
• Resolve Disputes: A survey can clarify property lines in neighbor disagreements.
• Prepare for Sale: Buyers and lenders may request a recent plat as part of due diligence.

Tips for Reading Like a Pro

• Use a ruler or scale to translate the map into real-world distances.
• Walk the land with the plat in hand and try to locate physical markers.
• Ask the surveyor for a walkthrough if you’re unsure—many are happy to explain their work.
• Keep a copy in your records; it may be required later for marking the lines for timber harvest, building permits, subdivisions, or refinancing.

Final Thoughts

A land survey plat is more than a technical document—it’s your blueprint for understanding and protecting your land. By learning how to read a plat, you’ll be better equipped to manage your property, make informed decisions, and avoid future conflicts.

If you're uncertain or need help interpreting a plat, don’t hesitate to consult a surveyor or a knowledgeable land real estate professional

Want help navigating your land ownership journey? Our team at AFM Real Estate specializes in land sales, acquisitions, and advisory services for rural properties nationwide. Reach out anytime for expert guidance.