Metes and Bounds

Overview

Metes and bounds is one of the oldest and most widely used systems for describing and conveying land boundaries in the United States and other English-speaking countries. The term combines two distinct surveying concepts: "metes" refers to the measured distances between points, while "bounds" refers to the natural or artificial features that define property lines.

Historical Background

The metes and bounds system originated in England and was brought to America by early colonial settlers. It became the dominant method for land description in the original thirteen states and continues to be used throughout the eastern United States. This system was practical for early settlements because it didn't require extensive prior surveying infrastructure and could adapt to existing landscape features.

Key Components

Measurements (Metes)

Metes are the measured linear distances between successive points along a property boundary. Historically, these were measured in chains, rods, or feet. Modern surveys typically use feet or meters. The surveyor records the direction and distance of each boundary segment, beginning at an identifiable starting point known as the point of beginning (POB).

Boundaries (Bounds)

Bounds are the natural or artificial features used as reference points and property markers. These include rivers, creeks, mountains, ridges, trees, fences, roads, and other distinctive landmarks. Using these tangible features made property descriptions accessible to landowners without requiring precise mathematical calculation.

Description Format

A typical metes and bounds description follows a logical progression around the property perimeter, returning to the point of beginning. Each boundary segment is described with:

Direction (typically using compass bearings, angles, or cardinal directions)

Distance (the measured length of that segment)

Natural or artificial features serving as boundary markers

For example: "Beginning at the old oak tree on the north side of Mill Road, then north 150 feet to the stone wall, then east along said wall 200 feet to Miller's Creek..."

Advantages

The metes and bounds system offers several benefits:

Flexibility: Naturally accommodates irregular property shapes and topographical variations

Practical Application: Uses readily identifiable landmarks rather than requiring abstract coordinates

Historical Continuity: Establishes clear connections between historical documents and current property

Simplicity: Relatively easy for landowners to understand and follow on the ground

Limitations and Challenges

Despite its historical use, metes and bounds has significant drawbacks:

Ambiguity: Landmarks may disappear or become difficult to locate over time

Measurement Inconsistencies: Variations in surveying techniques or instruments can create discrepancies

Complexity: Detailed descriptions can become lengthy and confusing

Boundary Conflicts: Disputes may arise when physical features move or become unclear

Modern Integration: Difficult to convert accurately to modern coordinate-based systems

Modern Use

While the rectangular survey system (township, range, section) replaced metes and bounds for western land divisions, eastern states continue using metes and bounds for detailed property descriptions. Modern surveys typically supplement metes and bounds descriptions with precise coordinate data (latitude and longitude) for clarity and accuracy.

Conclusion

Metes and bounds remains an important surveying method that reflects America's colonial heritage and practical approach to land management. Understanding this system is essential for surveyors, real estate professionals, and property owners working with historical deeds and eastern U.S. property descriptions.