Metes and Bounds

Overview

Metes and bounds is one of the oldest and most fundamental methods of describing real property boundaries in surveying and land documentation. The term combines two concepts: "metes" referring to the measurements and distances, and "bounds" referring to the boundary lines and limiting features that define a parcel of land.

Historical Background

This surveying method originated in England and was brought to North America by early colonists. Before the development of systematic grid systems like the Public Land Survey System, metes and bounds was the primary method for describing property ownership. It remains widely used today, particularly in the eastern United States and for irregularly shaped parcels.

Components and Elements

A metes and bounds description typically includes several key elements:

Starting Point: The description begins at a specific point, often called the point of beginning (POB), which should be clearly identifiable and marked on the ground.

Directions: Bearings or angles are provided to indicate the direction of each boundary line, typically expressed in degrees, minutes, and seconds relative to cardinal directions (north, south, east, west).

Distances: Linear measurements specify how far the boundary extends in each direction, traditionally measured in chains, rods, or feet, though metric measurements are increasingly used.

Natural and Artificial Landmarks: References to natural features (streams, rocks, trees) or constructed features (roads, fences, monuments) help identify and verify boundary locations on the ground.

Advantages

Metes and bounds descriptions accommodate irregular property shapes naturally, making them suitable for parcels that don't conform to rectangular grids. They also provide detailed connections to physical landscape features that can help relocate boundaries years later.

Limitations and Challenges

This method has several significant drawbacks. Inconsistencies in historical measurements can create overlaps or gaps between adjacent properties. Natural landmarks may change or disappear over time, making boundaries difficult to verify. Ambiguous descriptions or errors in early surveys can lead to boundary disputes.

Small errors in angle or distance measurements compound over long boundary perimeters, sometimes resulting in significant discrepancies by the closing point. The quality of descriptions varies greatly depending on the surveyor's skill and attention to detail.

Modern Applications

Today, metes and bounds is often combined with modern surveying technology. GPS measurements and computerized calculations have improved accuracy, while traditional descriptions remain important for legal documents and title work.

Comparison with Other Systems

Unlike the systematic rectangular grid of the Public Land Survey System used in much of the American West, metes and bounds is more flexible but less standardized. Modern coordinate-based systems using latitude and longitude or state plane coordinates offer greater precision but are increasingly supplementing rather than replacing traditional descriptions.

Conclusion

Metes and bounds remains a fundamental surveying method that connects historical land descriptions with modern property boundaries. Understanding this system is essential for surveyors, attorneys, and property owners dealing with land in regions where this traditional method predominates.