Metes and bounds is a land description system that uses physical features, distances, and directions to define property boundaries. Understanding how to read metes and bounds helps you locate parcels, interpret deeds, and resolve disputes. This system relies on monuments, angles, and measurements that trace the perimeter of a piece of land. By following a metes and bounds description step by step, you can reconstruct the shape and size of a property on the ground or on a map.
What Is Metes and Bounds
Metes and bounds is a method of describing land in legal documents such as deeds and surveys. It defines boundaries by starting at a known point, then describing lines, angles, and distances around the parcel. The system dates back to English common law and is still used in many U.S. states today. Each segment of the boundary is described with direction, length, and sometimes elevation. Understanding how to read metes and bounds means learning to connect these points into a closed shape that matches the property on the ground.
Key Components of Metes and Bounds
To interpret a metes and bounds description, you need to identify several core elements. These include the point of beginning, monuments, courses, and distances. Together, they form a narrative that traces the perimeter of the property. Below is a comparison of the primary attributes you will encounter when reading these descriptions.
| Attribute | Verified Detail | Source Type |
|---|---|---|
| Point of Beginning | A marked reference point where the description starts and ends | Legal description standard |
| Monuments | Physical objects such as iron pins, rocks, or boundary walls that mark corners or limits | Surveyor’s field notes |
| Courses | Directional paths, often expressed as compass directions or azimuths | Surveyor’s field notes |
| Distances | Measured line lengths between monuments, typically in feet or meters | Surveyor’s field notes |
| Calls | Specific references to deeds, plats, or prior descriptions that tie into the current parcel | Chain of title documents |
How to Read Metes and Bounds Step by Step
Follow this structured approach to read and understand a metes and bounds description. Start at the point of beginning and proceed sequentially through each direction and distance. Confirm physical monuments when possible, and compare them to the written description. This methodical process reduces errors and improves accuracy when locating property lines.
- Locate the Point of Beginning: Find the designated starting point, often a known monument or survey marker.
- List Each Course and Distance: Read the direction and length of each line segment in order.
- Identify Monuments: Note any physical objects that mark corners or changes in direction.
- Check Calls to Other Descriptions: Review references to plat maps, prior deeds, or recorded surveys.
- Reconstruct the Parcel: Sketch or visualize the property shape as you follow the description.
- Verify with Professional Surveys: Compare your interpretation with a licensed surveyor’s map.
Understanding Monuments and Calls
Monuments are critical to metes and bounds because they provide fixed points you can locate on the ground. Natural monuments include trees, rocks, or streams. Artificial monuments include iron bars, concrete markers, or property corners marked by surveyors. Calls refer to references to other records, such as 'more particularly described in deed recorded in Book 12, page 45.' These calls help tie the description into the chain of title and ensure continuity across documents.
Types of Monuments
- Natural: Trees, rocks, rivers, or other landscape features used as permanent markers.
- Artificial: Surveyor’s rods, iron pins, pipes, or built structures like walls or fences.
- Recorded: References to prior plats, deeds, or survey records that define corner locations.
Sample Calls and Their Meaning
Courts and surveyors use precise language to describe direction and distance. A typical call might read: 'North 45 degrees East 100 feet to the stone boundary marker.' This indicates a line running 100 feet long on a bearing of 45 degrees east of north. Understanding how these phrases translate into physical movement is essential when learning how to read metes and bounds.
Common Challenges and How to Address Them
Reading metes and bounds can be challenging due to outdated language, missing monuments, or inconsistent measurements. When distances are listed in historical units, such as chains or poles, you may need to convert them to modern feet or meters. Ambiguous calls, such as 'thence along the old fence,' require field verification. In areas with poorly preserved monuments, retracing the description with a surveyor may be necessary to avoid boundary errors.
Tips for Interpreting Older Descriptions
- Check for glossary terms in the deed that define local measurement standards.
- Look for footnotes or marginalia added by surveyors or attorneys.
- Use historic maps to align old monuments with current features.
Practical Applications
Knowing how to read metes and bounds is valuable for homeowners, real estate professionals, and land managers. It helps you confirm lot lines, resolve neighbor disputes, and understand restrictions shown in older deeds. When combined with modern mapping tools and survey data, metes and bounds descriptions provide a precise method for locating property boundaries that may not appear clearly on standard lot plans.
When to Consult a Professional
If a description is ambiguous, monuments are missing, or you plan to make improvements near boundary lines, consult a licensed land surveyor. Surveyors can field-check monuments, measure distances, and produce updated plats that align historical descriptions with current GPS data. For legal disputes or complex parcels, an attorney experienced in boundary law can help interpret covenants, easements, and retention rights embedded in older metes and bounds language.