Metes and Bounds
Definition
Metes and bounds is one of the oldest and most traditional methods of describing real property in surveying and land records. The term combines two concepts: "metes" refers to measurements of distance, while "bounds" refers to the boundaries and limiting features that define a parcel of land. This system describes property by starting at a known point of beginning and proceeding around the perimeter of the land, noting distances and directions, while referencing natural and artificial features that serve as boundary markers.
Historical Background
Metes and bounds surveying originated in England and was brought to North America by European colonists. Before the development of systematic grid systems like the Public Land Survey System, this was the primary method for describing land ownership. The system remains prevalent in many areas, particularly in the eastern United States and in older settled regions where properties predate the rectangular survey system.
Key Components
A metes and bounds description includes several essential elements:
Point of Beginning: The survey starts at a clearly identified point, often marked by a monument, intersection of roads, or other recognizable feature.
Directions: Bearings or courses indicate the direction of each boundary line. Traditionally expressed using compass directions (north, south, east, west) or as degrees, minutes, and seconds from true north.
Distances: Measurements of each boundary segment, typically expressed in feet, chains, or meters, indicating how far the boundary extends in each direction.
Monuments and Landmarks: Natural features (rivers, trees, rock outcrops) and artificial features (roads, fences, walls) that mark corners or serve as reference points along the boundary.
Advantages and Disadvantages
The metes and bounds system offers flexibility in describing irregularly shaped parcels and can accommodate natural landscape features. However, it has significant drawbacks. Descriptions can be ambiguous, subjective landmarks may disappear over time, and accumulated surveying errors can create overlaps or gaps between properties. Retracing original surveys becomes difficult when monuments have been removed or natural features have changed.
Modern Application
While the Public Land Survey System (PLSS) has replaced metes and bounds in much of the western United States, metes and bounds descriptions remain standard in eastern states and many developed areas. Modern surveys often combine metes and bounds with coordinate geometry, using GPS and electronic surveying instruments to establish precise positions. Digital mapping and GIS technology have improved the accuracy and utility of these descriptions.
Related Systems
Metes and bounds descriptions frequently reference government rectangular surveys or are supplemented by plat maps showing property locations. Many jurisdictions now require both traditional descriptions and coordinate-based descriptions for legal clarity and accuracy.
Importance in Land Records
Understanding metes and bounds is essential for surveyors, title professionals, and property owners. These descriptions form the legal basis for property ownership documentation and boundary disputes. Professional surveyors must be skilled at interpreting historical descriptions and translating them into modern survey documentation.
Despite its limitations, metes and bounds surveying remains fundamental to property law and land management, representing centuries of surveying tradition and practical land description methodology.