Cadastral Survey – Survey of Land Boundaries

Introduction

A cadastral survey is a critical process in defining, documenting, and securing land boundaries and ownership rights. It is the backbone of effective land administration systems globally, ensuring clarity, stability, and fairness in property ownership, transfer, and development. Cadastral surveys are performed under rigorous legal and technical standards, employing advanced geospatial technologies and referencing historical land records.

This glossary page provides an in-depth look at cadastral surveys and related terms, offering a comprehensive resource for property owners, professionals, and anyone interested in land administration.

What is a Cadastral Survey?

A cadastral survey is a systematic and legally sanctioned method for determining and documenting the boundaries of land parcels. It involves field measurements, monument placement, research into historic deeds and records, and the creation of detailed maps and legal descriptions. The survey’s outcomes are registered in public records or cadastres, forming the foundation for property rights, taxation, planning, and dispute resolution.

Key Components:

• Identification and marking of land boundaries
• Measurement of parcel dimensions and coordinates
• Placement of physical monuments at key points
• Preparation of survey plans and legal descriptions
• Registration of survey documents in a land registry or cadastre

Cadastral surveys are required for new land registrations, subdivisions, property transfers, and resolving boundary disputes. They are governed by national or state laws, professional standards, and often international guidelines (e.g., ISO 19152:2012 LADM, FIG).

Boundary Survey

A boundary survey is a specialized cadastral survey focused on identifying and demarcating the legal boundaries between adjoining parcels. It is essential in cases of ambiguous records, property disputes, new construction, or land transactions.

Process Includes:

• Reviewing historical documents and previous surveys
• Undertaking field measurements using GNSS and total stations
• Locating or restoring physical boundary monuments
• Preparing a survey plan showing lines, encroachments, and markers

Boundary surveys must be performed by licensed professionals. The results are legally binding and serve as the basis for property transactions and dispute resolution.

Parcel

A parcel is a uniquely identified, legally defined unit of land within a cadastral or land registration system. Each parcel is described by its boundaries, dimensions, location, and ownership details.

Key Points:

• Identified by unique parcel numbers or property IDs
• Includes legal descriptions and any rights or restrictions (e.g., easements)
• Recorded in a cadastre or land registry

Parcels are the fundamental units for property taxation, planning, development, and ownership.

Monument

A monument in cadastral surveying is a durable physical marker placed at a significant boundary point, such as a property corner. Monuments provide visible, legal evidence of boundary positions.

Types of Monuments:

• Iron rods, concrete posts, stone cairns, or brass disks
• Markers must meet legal and technical standards
• Recorded in survey documents and legal descriptions

Monument destruction or unauthorized movement is often a criminal offense due to its impact on property rights.

GNSS (Global Navigation Satellite System)

GNSS encompasses satellite-based positioning systems like GPS (USA), GLONASS (Russia), Galileo (EU), and BeiDou (China). In cadastral surveys, GNSS technology is vital for establishing precise coordinates for boundary points and control stations.

Benefits:

• High positional accuracy (centimeter-level with RTK/DGNSS)
• Rapid data collection in diverse terrains
• Integration with GIS and survey software

National and international standards guide the use of GNSS in cadastral surveying.

Total Station

A total station is a precision electronic/optical instrument combining a theodolite (for angles), EDM (for distances), and onboard computing. It is the principal tool for measuring and mapping land boundaries.

Features:

• Measures angles, distances, and computes coordinates
• Supports one-person operation (robotic total stations)
• Integrates with GNSS for enhanced accuracy

Data from total stations is used to create legal survey maps and plans.

ALTA Survey

An ALTA survey is a detailed land survey in the United States, adhering to standards set by the American Land Title Association (ALTA) and National Society of Professional Surveyors (NSPS). It is essential for commercial real estate transactions.

Key Elements:

• Boundary lines, improvements, easements, access, zoning, and flood risks
• Extensively researched and measured
• Certified to meet ALTA/NSPS requirements

ALTA surveys provide comprehensive information for title insurance, lending, and legal compliance.

Easement

An easement is a legal right to use a portion of another’s land for a specific purpose, such as access, utilities, or conservation. Easements are documented in legal descriptions and survey plans.

Types:

• Public (roads, utilities) or private (neighbor access)
• Created by grant, implication, necessity, or prescription
• “Run with the land,” binding future owners

Surveyors must identify and map all easements affecting a parcel during a cadastral survey.

Platting

Platting is the process of creating an official subdivision map (plat) showing division of land into lots, streets, and public areas. Plats are required for legal subdivision and development.

Process:

• Field surveys, design, and legal review
• Compliance with zoning, access, and utility regulations
• Approval and recording with planning authorities

Recorded plats become the legal basis for all subsequent property transactions within the subdivision.

Torrens Title

The Torrens Title system is a government-backed method of land registration guaranteeing ownership based on a central register, rather than historical deeds. Used in Australia, New Zealand, Canada, and elsewhere.

Features:

• Requires initial cadastral survey and registration
• Title certificate lists parcel, owner, and encumbrances
• Reduces fraud, simplifies transactions, and enhances security

The system depends on accurate cadastral surveys for effective land administration.

Land Registry / Cadastre

A land registry or cadastre is the official database documenting the ownership, boundaries, and value of land parcels.

Functions:

• Integrates textual (ownership, rights) and graphical (maps, plans) data
• Maintains up-to-date records for taxation, planning, and legal purposes
• Managed by government agencies, accessible per national policy

A reliable cadastre is essential for secure land markets and sustainable development.

Legal Description

A legal description is the precise language defining a parcel’s boundaries and location in legal documents. It may use metes and bounds, lot and block, or a public survey reference.

Requirements:

• Must be unambiguous and verifiable
• Used in deeds, mortgages, and survey documents
• Errors can cause disputes or invalid transactions

Modern practice includes geospatial coordinates for higher precision.

Public Land Survey System (PLSS)

The PLSS is a grid-based land subdivision and survey method used in the United States (except the original 13 colonies and Texas).

Structure:

• Divides land into townships (6 miles square), sections (1 mile square), and smaller parts
• Uses monumented corners and detailed field notes
• Standardizes land descriptions and transactions

PLSS records are maintained by the Bureau of Land Management and state agencies.

Field Notes

Field notes are the detailed, contemporaneous records created by surveyors during a survey. They document measurements, observations, and procedures, serving as legal evidence of the survey process.

Key Points:

• Required for verifying accuracy and resolving disputes
• May be paper or digital
• Archived by authorities for decades

Control Point

A control point is a precisely surveyed location used as a reference for subsequent measurements in surveys.

Purpose:

• Provides the geodetic framework for accurate positioning
• Established using GNSS, total stations, or triangulation
• Marked by durable monuments or benchmarks

Essential for mapping, infrastructure, and integrating new surveys with existing data.

Cadastral Map / Plan

A cadastral map or plan is a graphical depiction of land parcels, boundaries, monuments, and related attributes. It is the official record of a cadastral survey.

Uses:

• Displays parcel dimensions, identifiers, and legal features
• Integrated with GIS and land information systems
• Updated regularly to reflect property changes

Cadastral maps are archived by land registries and local authorities.

Survey Monumentation

Survey monumentation is the process of placing physical markers at key boundary points during a cadastral or boundary survey.

Considerations:

• Materials, size, and placement are regulated by law
• Markers are referenced in legal descriptions and maps
• Essential for retracing boundaries and resolving disputes

Conclusion

Cadastral surveys are fundamental to land ownership security, property markets, land development, and dispute resolution. They combine legal rigor, technical precision, and the latest geospatial technologies to deliver reliable, enduring records on which societies and economies depend.

For more information or to schedule a professional cadastral survey, contact our team or schedule a demo .