Map Preparation

Overview#

Map preparation is the culmination of the survey process. The survey map is the primary deliverable for most projects -- it communicates the surveyor's findings, measurements, opinions, and certifications in a standardized graphic and textual format that clients, attorneys, title companies, government agencies, and courts can rely upon.

A well-prepared survey map is simultaneously a technical document, a legal instrument, and a communication tool. It must be technically accurate, legally sufficient, and visually clear. Each type of map has its own conventions, requirements, and audience, and the surveyor must understand what each demands.

The map is often the only record of the survey that survives. Field notes fade, data files become obsolete, but the recorded map remains a public document for generations. Prepare every map with that permanence in mind.

Types of Survey Maps#

Boundary Survey Map

A boundary survey map depicts the location, dimensions, and area of a parcel of land as determined by the surveyor. It shows:

• Measured boundary lines with bearings and distances
• Monuments found and set
• Adjoiners and their record information
• Easements, encroachments, and other title matters
• Area of the parcel
• Basis of bearings and datum information

Boundary survey maps may or may not be recorded, depending on jurisdiction and client needs.

Topographic Survey Map

A topographic map depicts the physical features and relief of a site:

• Contour lines at a specified interval
• Spot elevations at critical locations
• Planimetric features (buildings, pavement, fences, walls, vegetation)
• Utility locations and inverts
• Drainage patterns and water features

Topographic maps are typically working documents for engineers and architects and are not recorded.

ALTA/NSPS Land Title Survey

The ALTA/NSPS Land Title Survey is governed by the Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly published by the American Land Title Association and the National Society of Professional Surveyors. It is the gold standard for commercial real estate transactions.

Key requirements include:

• Must meet or exceed the accuracy standards specified (currently positional tolerance of 2 cm + 50 ppm at 95% confidence for relative positions)
• Must show all matters disclosed by the title commitment
• Must include a specific certification
• May include optional Table A items as negotiated between the parties

Record of Survey

A Record of Survey (ROS) is a map filed with the appropriate government office (typically the county surveyor or recorder) to create a public record of a survey. Requirements vary by jurisdiction, but the purpose is universal: to preserve survey evidence and professional findings for the benefit of the public.

Common triggers for filing a Record of Survey:

• Setting or resetting boundary monuments
• Establishing or re-establishing boundary lines not shown on a previously recorded map
• Discrepancies with record title or previously recorded surveys
• Statutory requirement based on the type of survey performed

Corner Record

A Corner Record is a document filed to record the location and description of a survey monument. It is typically less detailed than a Record of Survey and may be required when:

• A monument is found in a different location than previously recorded
• A new monument is set to perpetuate or replace an existing one
• A surveyor locates a monument and wants to preserve a record of its condition and position

Subdivision Map

Subdivision maps (plats) are prepared to divide land into lots, blocks, and streets for sale or development. They are subject to local subdivision ordinances and state subdivision laws. Subdivision maps typically include:

• Lot layout with dimensions, areas, and lot numbers
• Block and tract designations
• Street dedications with widths and names
• Easement dedications
• Basis of bearings and datum
• Surveyor's certificate and signature
• Required agency approvals and signatures

Map Elements#

Every survey map must include certain standard elements. Omitting any of these elements reduces the map's utility and may render it non-compliant with recording requirements or professional standards.

Required Elements

Title Block

The title block should be complete and consistently formatted:

RECORD OF SURVEY
being a survey of
LOT 5 OF BLOCK 3 OF SUNRISE ESTATES
as shown on map filed in Book 45, Page 12
of Maps, in the office of the County Recorder
of [County], [State]

Prepared for: John and Jane Smith
Prepared by: [Firm Name]
[Address]
[Phone / Email]

Date of Survey: March 15, 2024
Date of Map: April 2, 2024
Scale: 1" = 40'
Sheet 1 of 1
Job No. 2024-0150

Basis of Bearings

The basis of bearings establishes the angular reference for all bearings on the map. It should reference a specific, identifiable line:

• A line shown on a recorded map (with book and page reference)
• The published bearing between two geodetic control monuments
• A grid bearing derived from the coordinate system in use

The basis of bearings must be clearly stated and traceable. A map without a basis of bearings is ambiguous -- bearings cannot be reproduced or verified by a subsequent surveyor.

Datum Notes

For maps showing coordinates or elevations, the datum must be identified:

Horizontal datum example: "Coordinates shown hereon are based on NAD 83(2011), epoch 2010.00, as realized through the National CORS network. Grid coordinates are State Plane, [Zone Name], US Survey Feet."

Vertical datum example: "Elevations shown hereon are based on NAVD 88, derived from NGS benchmark PID AB1234 (published elevation 125.432 meters, NAVD 88, Geoid18)."

Legend and Symbols

The legend must define every symbol and linetype that appears on the map:

Include monument descriptions within the legend or at each monument location on the map.

ALTA/NSPS Minimum Standard Requirements#

Key Standards

The current ALTA/NSPS standards (adopted February 23, 2021) establish specific requirements:

Positional Tolerance: The Relative Positional Precision of points on the survey shall not exceed 2 cm (0.07 feet) plus 50 parts per million at the 95% confidence level. This applies to the relative position of any two points on the survey.

Fieldwork Requirements:

• Monuments must be set at all property corners unless already monumented
• All improvements must be located
• Evidence of utilities must be shown
• Access to the property must be identified

Map Requirements:

• Must show all matters disclosed in the title commitment/evidence
• Must include specific certification language
• Must identify Table A items that were included

Table A Optional Items

Table A provides a list of optional survey responsibilities that may be negotiated between the client, lender, title company, and surveyor. Common Table A items include:

The ALTA/NSPS standards represent a minimum. Many clients, title companies, and lenders have additional requirements beyond the published standards. Always clarify expectations before beginning fieldwork.

Record of Survey Preparation#

General Principles

While specific requirements vary by jurisdiction, the following principles apply broadly:

1. Purpose statement -- Clearly state why the survey was performed and why the map is being filed.

2. Complete boundary depiction -- Show all boundary lines with bearings, distances, and curve data. Tie the boundary to recorded reference documents.

3. Monument record -- Document all monuments found (type, size, condition, markings) and all monuments set. Show the relationship between found monuments and record positions.

4. Discrepancy notes -- If measurements differ from record data, note the discrepancies clearly. This is one of the primary reasons for filing a Record of Survey.

5. References -- Cite all recorded maps, deeds, and documents relied upon, with recording information (book, page, instrument number).

6. Surveyor's statement -- Include a professional statement describing the basis of the survey, the methods used, and the surveyor's findings and opinions.

7. Signature and seal -- The map must bear the signature, seal/stamp, and license number of the responsible surveyor.

Common Filing Requirements

Examiner Corrections

Most jurisdictions have a map review process. Common examiner corrections include:

• Missing or incomplete basis of bearings
• Insufficient monument descriptions
• Missing curve data
• Inconsistent bearings or distances between the map and closure calculations
• Missing references to adjoiners or recorded documents
• Inadequate notes regarding discrepancies with record data
• Missing or incomplete surveyor's statement

Map Review Checklist#

Before submitting any survey map for client delivery or recording, review against this checklist:

Administrative

• Title block is complete and accurate
• Date of survey and date of map are shown
• Sheet numbering is correct
• Job/project number is shown
• Client name is correct
• Professional seal/stamp is properly placed

Technical -- Boundary

• All boundary courses have bearings and distances
• All curve data is complete (R, L, delta, CB, C -- at minimum)
• Bearings and distances match the computation record
• Closure calculation is shown or referenced
• Basis of bearings is clearly stated and sourced
• All monuments are shown with type, size, and condition
• Monuments set are clearly distinguishable from monuments found
• Adjoiners are shown with record references
• Area is shown and verified
• Easements from the title report are shown and labeled
• Encroachments are identified and dimensioned

Technical -- General

• Scale is stated and a graphic scale bar is shown
• North arrow is present and correctly oriented
• Legend is complete and matches all symbols on the map
• Datum notes are shown (horizontal and vertical, if applicable)
• Coordinate system is identified (if coordinates are shown)
• All text is legible at plotted scale
• Linetypes are distinguishable at plotted scale
• Notes are complete and project-specific

Certification and Legal

• Surveyor's certification is complete and accurate
• Certification language matches the type of survey (ALTA, boundary, etc.)
• Signature line and seal area are properly placed
• For ALTA: Table A items are listed; certification references the current standards
• For recording: map meets all jurisdictional format requirements

Common Mapping Errors#

The following errors are frequently encountered during map review and should be watched for carefully:

Never seal a map until the final review is complete. Once sealed, the map represents your professional opinion. Corrections after recording are costly and damaging to your reputation.

Digital Map Delivery#

Modern practice increasingly involves digital deliverables alongside or instead of printed maps:

Common Digital Formats

Digital Signature and Seal

Many jurisdictions now accept or require digitally signed and sealed maps. Digital signatures must comply with applicable state laws and professional board regulations. A digital seal is typically an embedded image of the surveyor's stamp with a cryptographic digital signature that verifies authenticity.

Key Takeaways#

• Every map type has specific requirements. Understand the standards, statutes, and conventions that govern the type of map you are preparing.
• Map elements are not optional. Title block, scale, north arrow, legend, basis of bearings, datum notes, monuments, adjoiners, certification -- all must be present and complete.
• ALTA/NSPS surveys follow a specific published standard. Know the current edition and its requirements, including the Table A optional items.
• Records of Survey preserve the public record. They must be thorough, clear, and compliant with jurisdictional filing requirements.
• A rigorous review checklist catches errors before the map leaves the office. Use one consistently.
• Common mapping errors are predictable and therefore preventable. Missing basis of bearings, incomplete curve data, and omitted title matters are the most frequent problems.
• The sealed map is your professional statement. It represents your findings, your opinions, and your reputation. Ensure it is worthy of all three.

References#

1. ALTA/NSPS. Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys. American Land Title Association/National Society of Professional Surveyors, 2021.
2. Ghilani, C.D. & Wolf, P.R. Elementary Surveying: An Introduction to Geomatics (13th Ed.). Pearson, 2012. Chapter 18.
3. Robillard, W.G. & Wilson, D.A. Evidence and Procedures for Boundary Location (6th Ed.). Wiley, 2011. Chapter 18.
4. Brown, C.M., Robillard, W.G. & Wilson, D.A. Brown's Boundary Control and Legal Principles (7th Ed.). Wiley, 2014.
5. Bureau of Land Management. Manual of Surveying Instructions (2009). Chapter 7.
6. National Society of Professional Surveyors. "Standards and Specifications for Survey Maps." NSPS.