Welcome to the
International Right of Way
Association’s
Course 902
Property Descriptions
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PPT-1
Introductions
Who you are. . .
What you do . . .
Where you work . . .
How long . . .
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PPT-2
Objectives
• Write, Plot, Use and Interpret Using
Several Methods
➣ Metes & Bounds & Subdivisions
➣ Centerline & Point Descriptions
➣ Public Land Survey System
➣ State Plane Coordinates
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PPT-3
Objectives
 Understand Terms and Nomenclature
 Use Engineering Tools
 Calculate Property Areas
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PPT-4
Schedule
• 8:00 – 12:00: Property Description Basics
Metes & Bounds
Centerline Descriptions
• 1:00- 4:00:
Point Descriptions
Subdivisions
Public Land Survey System
State Plane Coordinates
• 4:00-5:00:
Summary, Review
Half-Hour Quiz
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PPT-5
Background Information
• Oldest Civilizations Surveyed Land
“CURSED BE HE
THAT REMOVETH
HIS NEIGHBORS
LANDMARK”
(Deuteronomy 27:17)
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PPT-6
Monuments
• Boundary Marker
 Natural - Created by Nature
 Artificial – Human made
• Problem - Lack of Permanency
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PPT-7
Boundary Records
• Deeds, Maps, Plats, Etc.
• In Registry of Deed Office
• Deeds Indexed Alphabetically,
by Years, and by:
 Grantee - Purchaser
 Grantor - Seller
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PPT-8
Property Description Format
• Caption/Preamble
 Identifies Local Area
• Body
 Describes Specific Tract
• Reservations
 List Rights Reserved by Grantor
• Exceptions
 Rights Previously Conveyed
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PPT-9
Background Information
• Land is Commodity
 Unit is “Parcel” or “Tract”
• Purpose & Use of Property Descriptions
 Precisely Describe Land
 Enable Location of Property Boundaries
in Future
 Transfer Title
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PPT-10
Metes & Bounds
• Measurement & Descriptions of Boundaries
• Metes – Direction and Distance
• Bounds – Call to Adjoining Owners
• Course/Call - Bearing and Distance to
Monument or Adjoiner
• Uses Narration
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PPT-11
Metes & Bounds
• Old Deeds - Usually Followed Stream
or Ridge
• Example:
“Bounded on the North by Big Creek,
on the northeast by Cedar Swamp,
on the East by a stone wall along lands
of Ezra Stone,and on the South and
West by the Turnpike Road.”
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PPT-12
Metes & Bounds
• Lengths and Bearings Given - Corners
Marked and Described
• Point of Beginning - Must Begin at
Known Point
• May Need to Start at Point of Commencement
• Completely Encircle Property, Usually
Clockwise
• Must Close: Error of Closure – “e”
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PPT-13
Metes & Bounds
•
Sketch of Property
 Plot Scale Depends on Amount of Detail Shown
and Size of Paper
•
Distance Measurements
 1 Chain = 66 Feet = 100 Links
 1 Rod = 1 Perch = 1 pole = 16.5 Feet = 1/4 Chain
 1 Mile = 5, 280 Feet = 80 Chains
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PPT-14
Exercise #1 - Metes & Bounds
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PPT-15
Metes & Bounds
• Boundary Description
 First Line From P.O.C. to P.O.B.
 Each Line – Direction & Length
 Must Close - Return to P.O.B.
 Refer to Monuments & Adjoiners
 Include Area: 1 Acre = 43,560 S.F.
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PPT-16
Metes and Bounds - Directions
• Compass Bearings
 Deflection from North or South
• Deflection Angles From Preceding Line
• Azimuths
 Total Clockwise Angle From True North or
South
• All Expressed in Degrees (°), Minutes (’),
Seconds (”)
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PPT-17
Exercise #1 - Metes & Bounds
118°35’
145°25’
30°52’
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PPT-18
Exercise #2 - Bearings
52-00
+ 75-15
127-15
52-00
179-60
- 127-15
52-45
94-05=
93-65
- 52-45
41-20
52-45
41-20
41-20
+ 71-13
112-33
179-60
- 112-33
67-27
PP-19
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PPT-19
Metes & Bounds
Superiority of Calls
• General Rules to Determine Intent
• Order of Importance Set by Court
 1. Monuments
 2. Adjoiners
 3. Distances
 4. Bearings
 5. Areas
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PPT-20
Exercise # 3 - Superiority of Calls
I.P.#2
I.P.#1
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PPT-21
Definitions of North
• True North
 Origin at Geometric North Pole
 True North Lines Converge
 Observe Sun or Polaris (North Star)
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PPT-22
Definitions of North
• Magnetic North
 Indicated by Magnetic Compass
 Magnetic Declination From True North
 East - Points East of True North
 West - Points West of True North
 Local Magnetic Attraction in Area
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PPT-23
Definitions of North
• Datum North
 Bearings Established by Previous
Survey or Map
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PPT-24
Metes & Bounds
• Error of Closure – “e”
 Last Line Should Return to P.O.B.
 Error is Distance From Ending Point
of Description to P.O.B.
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PPT-25
Metes & Bounds
• Precision
 One Indication of Quality of Property
Description
 Length of Error Compared to Total Length
of Property Lines
 1: Total Length of PL/e
 Expressed as 1:XXX
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PPT-26
Plotting by Coordinates
• Northing = N/S Distance
 (Length of Property Line) x (Cosine of
Bearing Angle)
• Easting = E/W Distance
 (Length of Property Line) x (Sine of
Bearing Angle)
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PPT-27
Plotting by Coordinates
“A”
220.6’
163.1’
• Example:
“B”
339.7’
334.4’
“C”
A-B: N = 405 X Cos 57° = 220.6’
E = 405 X Sin 57° = 339.7’
B-C: N = 372 X Cos 64° = 163.1’
E = 372 X Sin 64° = 334.4’
A-C: N = 220.6 - 163.1 = 57.5’
E = 339.7 + 334.4 = 674.1’
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PPT-28
Exercise # 4 - Coordinates
“B - D” = (6502) + (4502 )
“B - D” = 791’
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PPT-29
Exercise # 5 - Northings & Eastings
LINE NORTHING
A-B
450.0
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EASTING
0.0
B-C
478.4
394.4
C-D
928.4
205.6
D-A
0.0
650.0
PPT-30
Area Calculations
• Units of Measurement
 Square Foot, Acre, Square Rods, Square
Chains
 1 Ac = 43,560 SF = 208.71 Ft. Sq.
 1 Ac = 160 Sq. Rods = 10 Sq. Chains
 10 Ch. x 10 Ch. = 10 Acres
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PPT-31
Area Calculation Method
• Break Into Geometric Shapes
 Compute or Scale Distances
 Calculate Individual Areas
• Add or Subtract Areas to Get Total Area
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PPT-32
Area Calculations
• Parallelogram (Opposite Sides Parallel)
H
B
B
B
Area = Base x Height
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PPT-33
Area Calculations
• Triangle
H
B
H
B
B
B
Base x Height
Area =
2
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PPT-34
Area Calculations
• Trapezoid: (2 Sides Parallel)
B1
B1
H
B2
B2
Area =
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(
B1 + B2
2
)
X
H
PPT-35
Exercise # 6 - Areas
AREA
1:
450.0’
2:
1
394.4’
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2
CALCULATIONS
(928.4 + 450.0) x (394.4) =
2
43560
(928.4 x 255.6) ÷ 43560 =
2
TOTAL AREA =
AREA
6.2 Ac.
2.7 Ac.
8.9 Ac.
255.6’
PPT-36
Exercise # 7 - Irregular Area
AREA
1:
1
2
204’
CALCULATIONS
(400 + 283)
2
x
(204) =
43560
(283 + 355) x
2
(162) =
43560
AREA
1.6 Ac.
3
2:
106’
162’
1.2 Ac.
4
62’
3.
(355 + 290) x (106) =
2
43560
0.8 Ac.
4.
(290 x 62)
2
 43560 =
0.2 Ac.
TOTAL AREA:
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3.8 Ac.
PPT-37
Centerline Description
• Centerline Path is Described
 Usually by Metes and Bounds
 Must be Defined, Described,
Referenced, and Recorded
 Calibrated in “Stations”
• R/W Width Specified
• Area = Centerline Length x Width of R/W
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PPT-38
Exercise # 8 - Centerline Description
N
R/W
200'
te 16
Ro u
Sta. 19+68
50’
N 86°30'E
149'
Sta. 14+62
15+00
24” Gas Line
Lake Wilson
20+00
Scale: 1 = 100'
Area = (Length x Width)
Area = (1968 - 1462)x 50 = 25,300 SF = 0.58 Ac.
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PPT-39
Point Description
• Acquisition of Strip Parcels for Highways
 Right of Way - Irregular Shape
• Property Description
 Centerline Divided into Stations
 Centerline Fully Described, Referenced,
and Recorded
• Offset - Perpendicular Distance to Each Point
- Radial Distance in a Curve
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PPT-40
Exercise # 9 - Point Description
AREA
o
o
o
1
o
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CALCULATIONS
AREA
1:
(150 x 40)
2
=
3,000 SF.
2:
(40 + 45) x 200 =
2
8,500 SF
3
2
3.
(45 x175)
2
=
TOTAL AREA:
3,938 SF
15,438 SF
= 0.35 Ac
PPT-41
Subdivision Descriptions
• Subdivision
 Land Partitioned Into Lots, Blocks,
Tracts, Parcels
• Plat Prepared Showing:
 Individual Lot Numbers
 Individual Lot Dimensions
 Boundary Lines and Monuments
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PPT-42
Subdivision Descriptions
• Plat is Named and Signed
 Submitted, Approved and Recorded
• Property Descriptions
 Reference to Lot Number
 Subdivision Name & Location of Official
Plat
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PPT-43
Exercise#10 - Portion of Lot
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PPT-44
Public Land Survey System
• Established by Continental Congress
• Few Natural Monuments Existed
• Also Called US Rectangular Grid System
• 35 Geographical Regions (Systems)
 Each System has Name or Number
• 30 of 50 States
 Florida Only East Coast State in System
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PPT-45
Public Land Survey System
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PPT-46
Public Land Survey System
• Initial Point (I.P.) - Origin
 One for Each System
 Marked and Monumented
 Referenced by Latitude &
Longitude
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PPT-47
Public Land Survey System
Standard Lines
• Principal Meridian (P.M.)
P.M.
N
I.P.
o
 North–South Line thru I.P.
B.L.
• Base Line (B.L.)
 East – West line thru I.P.
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PPT-48
Standard Parallels
24
MI.
P.M.
2ND S.P.N.
24
MI.
1ST S.P.N.
24
MI.
3RD S.P.N.
2ND S.P.S.
3RD S.P.S.
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• East & West Lines
24
MI.
I.P.
• At 24 Mile Intervals
24
MI.
1ST S.P.S.
• Called Correction Lines
24
MI.
B.L.
• Lines Parallel to BL
PPT-49
3RD G.M.E.
2ND G.M.E.
1ST G.M.E.
1ST G.M.W.
2ND G.M.W.
3RD G.M.W.
Guide Meridians
24
24
24
• 24 Mile Intervals, Along
Each S. P.
24
24
• Due North Lines
24
24
• Converge to North Pole
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PPT-50
Quadrangle
Less Than 24 Miles
• Formed by Standard Parallels
and Guide Meridians
• Approximately 24 M.S., 576
S.M.
24 Miles
• East, West & South Lines are
24 Miles Long
• North Line is 24 Miles Long,
Less Convergence in 24 Miles
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PPT-51
Townships, Tiers and Ranges
Less than 24 Miles
36 sq.
miles
6 mi.
6 mi.
6 mi.
24 Miles
6 mi.
• Townships Lines - 6 Mile
Intervals Parallel to B. L.
• Range Lines - Due North
Lines from S.P. at 6 Mile
Intervals
• Approximately 6 Miles
Square, 36 Square Miles
• 16 Per Quadrangle
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PPT-52
Quadrangle=16 Townships
24 miles less
convergence
in 24 miles
• Townships Tiers are
Numbered North and South
of Base Line
T4N
R3W
T3N
R4W
T1N
R4W
6 mi.
T3N
R2W
6 mi.
6 mi.
• Ranges Numbered East
and West of Principal Meridian
6 mi.
Ranges West
Initial
Point
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PPT-53
Townships, Tiers and Ranges
• Township Location Designated by:
 Township Number North or South
of Base Line
 Range Number East or West of Principal
Meridian
 Name or Number of Specific System
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PPT-54
Townships, Tiers and Ranges
T1N
R4W
T8S
R4E
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PPT-55
Sections
33
1
24
6
5
4
3
2
1
7
8
9
10
11
12
18
17
16
15
14
13
19
20
21
22
23
24
30
29
28
27
26
25
31
32
33
34
35
36
3
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7
• Township divided into 36
Sections
• Numbered 1 - 36
• Begin with 1 @ NE Corner
• Going Serpentine, W and E
• 80 Ch. x 80 Ch. = 1 S.M.
• Contains 640 Ac
PPT-56
Section Description
• Property Description of Section
 Section Number,
 Township Number,
 Range Number,
 Name of Principal Meridian
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PPT-57
Half Sections
• West ½, East ½, or North ½, South ½
 80 Ch. X 40 Ch. = 320 Ac.
 5280’ X 2640’ = 320 Ac.
W½
E½
N½
S½
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PPT-58
Quarter Sections
• 40 Ch. X 40 Ch. = 160 Ac
 2640’ X 2640’ = 160 Ac.
 NW ¼, NE ¼, or SW ¼, SE ¼
NW¼ NE¼
SW¼ SE¼
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PPT-59
Quarter-Quarter Sections
Smallest Statutory Units
NW1/4
NE1/4
NW1/4
NW 1/4
SE1/4
NW1/4
NE 1/4
SE1/4
NE1/4
SE1/4
SE1/4
NW1/4
NE1/4
SW 1/4
SE1/4
NE1/4
20 Ch x 20 Ch = 40 Ac.
1320’ X 1320’ = 40 Ac.
SE 1/4
SE1/4
SE1/4
SE1/4
1 Mile
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PPT-60
Aliquot Parts
• Further Partitioning Quarter-Quarter Sections
• Property Descriptions
 Describe by Letters and Numbers
 Identify Aliquot Part of Section,
Section Number, Township Number, Range
Number, and Name of Principal Meridian
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PPT-61
Exercise #11 - Public Land Survey System
Part A:
Parcel
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Description
Area
“A”
S1/2 NE1/4 of Section 6
80 Ac
“B”
E1/2 SW1/4 of Section 7
80 Ac
“C”
NW 1/4 SE1/4 of Section 8 40 Ac
“D”
NE 1/4 of Section 16
160 Ac
PPT-62
Fractional Units
• Township Not Perfect Square
 Convergence Prevents 36 Identical Parts
• Make as Many Regular Units as Possible
• Quarter (½ Mi. Sq.) = 160 Ac.
• Half-Quarter (¼ x ½ Mi. Sq.) = 80 Ac.
• Quarter-Quarter (¼ x ¼ Mi. Sq.) = 40 Ac.
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PPT-63
Fractional Unit Discrepancies
Deficiency or Surplus Placed:
Northern ½ of North Row,
Sections 1 through 6
Western ½ of West Column,
Sections 6, 7, 18, 19,
30 & 31
Irregular Units Subdivided
into Government Lots
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PPT-64
Government Lots
4
3
2
1
4
5
6
7
1
2
3
4
1
2
3
4
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3 2
1
4
3
2 1
Make as Many Regular
Subdivisions as Possible
Remainder Subdivided into
Consecutively Numbered Lots:
Sections 1 - 5:
4 Lots, East to West
Sections 7,18, 19, 30 & 31:
4 Lots, North to South
Section 6:
7 Lots, Counterclockwise
PPT-65
Property Descriptions
• Series of Letters and Numbers
 Identify Government Lot Number
 Section Number
 Township Number, Range Number
 Name of Principal Meridian
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PPT-66
Exercise #12 – Government Lots
4 3
2
1
4
3 2
1
4
3
2 1
5
6
7
1
2
3
4
1
Parcel
Description
“E”
Government Lot #3
of Section 18
“F”
Government Lot #5
of Section 6
2
3
4
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PPT-67
Description Formats
• Fractional
 E½ NE¼ of Section 17
• Acreage
 E 60 Acres of NE¼ of Section 17
• Linear Measurement
 E 20 Chains of NE¼ of Section 17
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PPT-68
Exercise #13 – Fractional Sections
6
3
4
1
2
5
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PPT-69
Area Calculation
• 1 Section = 1 S.M. = 640 Ac
• Fractional Section Areas (in Acres)
 Multiply Fractions by 640
 Example: Area of SE¼ NE¼ :
¼ x ¼ x 640 = 80 Ac
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PPT-70
Errors in Original Surveys
• Caused by:
 Crude Instruments
 Field Conditions & Bad Weather
 Poor Work
• Original Set Corners Stand as True Corners
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PPT-71
State Plane Coordinate System
• Based on “X” & “Y” Grid For Each State
• Considers Size & Shape of Earth
• Point Located by:
 Northing - “Y” Coordinate
 Easting - “X” Coordinate
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PPT-72
State Plane Coordinate System
• Four Networks:
 Two Horizontal
 NAD 27, NAD 83
 Two Vertical
 NGVD 29, NAVD 88
• Description: Specify Coordinates of Each Corner
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PPT-73
Exercise #14 - State Plane Coord
40,055
10,451
NORTHING
40182 + 39928
2
EASTING
10350 + 10552
2
NORTHING
40000 + 39718
2
39,859
10,093
EASTING
10000 + 10186
2
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PPT-74
Exercise #14 - State Plane Coord
Description:
40,055
10,451
39,859
10,093
BEGINNING at the southern corner of Parcel
2, at 39,718 N, 10,186 E;
thence, in a northwesterly direction to a point
at 39,859 N, 10,093 E;
thence, in a northeasterly direction to a point
at 40,055 N, 10,451 E;
thence, in a southeasterly direction to a point
at 39,928 N, 10,552 E;
thence, southwesterly, to the point of beginning, a
containing 1.0 Ac., more or less.
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PPT-75
Sources of Uncertainties
• Poor Equipment or Instruments
• Careless Observations
• Distance Measurement Errors
 Not Measured Horizontally
• Angles / Bearings Affected by:
 Magnetic Declination
 Local Magnetic Attraction
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PPT-76
Sources of Uncertainties
• Public Land Survey System
 Lines Not Run North or East / West
 North Lines Run Parallel to P.M.
• Monuments
 Uncertain Water Monuments
 Lost Monuments
 Lost Roads: Abandoned, Widened
or Relocated
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PPT-77
Surveyor’s Legal Authority
• Arbiter between Property Owners
• Cannot Fix or Set Boundaries
• Can Establish “Agreed Line”
• Disputes Settled Only by Court
• Detective - Surveyor Seeks Facts
• Expert Witness, Not Judge
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PPT-78
Summary:
Property Descriptions
• Property Descriptions
 Define Boundaries
 Eliminate Controversy
• Metes & Bounds
 Bearing & Distance
 Monument Corners
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PPT-79
Summary:
Property Descriptions
• Centerline Descriptions
 Locate Centerline and State R/W Width
• Point Description
 Determine Station and Offset to
Each Point in R/W
• Subdivision
 Refer to Lot Number & Location
of Record Plat
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PPT-80
Summary:
Property Descriptions
• Public Land Survey System
• Initial Point & Standard Lines
 Quadrangles, Townships, & Sections
• Section Subdivisions
 Half-Section
 Quarter-Section
 Quarter-Quarter Sections
 Government Lots
• Area: Fractions in Description x 640
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PPT-81
Summary:
Property Descriptions
• State Plane Coordinates
 Northings & Eastings
• Area: Geometric Shapes
• Sources of Uncertainties
 Human & Equipment
• Surveyor’s Legal Authority
 Arbiter & Detective, NOT Judge
C902.R3.2012.01.29.0.0
PPT-82
C902.R3.2012.01.29.0.0
PPT-83