Metes and bounds

What Is Metes and Bounds?

Metes and bounds is a method of describing real property boundaries that uses physical landmarks, directions, and distances. It is a fundamental concept within Real Estate and Property Law, providing a narrative description of a parcel of land's perimeter. The term "metes" refers to the measurements of a straight line, including its length and bearing, while "bounds" refer to the natural or artificial monuments that mark the boundaries, such as trees, rivers, stone walls, or roads. This system delineates a property by starting at a designated "point of beginning" and tracing its perimeter by following a sequence of directions and distances until returning to the starting point, creating a closed shape. This approach ensures a unique and legally identifiable legal description for the parcel.

History and Origin

The metes and bounds system boasts a long history, with its origins tracing back many centuries in England. It was the primary method for describing land ownership in the American colonies, where it was adopted due to the often irregular shapes of early land grants and the lack of a standardized surveying system²⁷, ²⁸, ²⁹, ³⁰, ³¹. Before sophisticated instruments were available, early surveyors relied on natural features and simple tools like ropes and compasses²⁶.

Land surveying itself is an ancient practice, with evidence dating back to ancient Egypt around 1400 B.C., where "rope stretchers" used knotted ropes for measurements and recorded land for taxation purposes²², ²³, ²⁴, ²⁵. The Romans further formalized surveying with the "Cadastrum," a system that divided land using physical markers²¹. As settlers moved across America, the metes and bounds system continued to be used, allowing for descriptions customized to localized knowledge¹⁹, ²⁰. This historical context highlights how property boundaries were established before more modern, grid-based systems emerged. A comprehensive historical analysis of this method in American colonial property recording can be found in a paper published by the Yale Law Journal.¹⁸

Key Takeaways

• Metes and bounds is a land description system that defines property boundaries using physical features (bounds), directions, and distances (metes).
• It originates from English common law and was extensively used in the original Thirteen Colonies of the United States and continues in states like Texas.
• A metes and bounds description begins at a specific "point of beginning" and details the perimeter by sequential calls, ultimately returning to the start.
• While flexible for irregularly shaped parcels, it can lead to boundary disputes if natural landmarks change or artificial markers are moved or disappear.
• Understanding metes and bounds is crucial for interpreting historical deeds and property rights.

Interpreting Metes and Bounds

Interpreting a metes and bounds description requires careful attention to the sequence of calls, which are the individual segments of the boundary. Each call specifies a direction (often a compass bearing in degrees, minutes, and seconds) and a distance. The description begins at a clearly defined point of beginning (POB), which should be a permanent and identifiable marker, such as a stake, a stone monument, or a recognizable intersection. From the POB, the description proceeds along each line segment, moving in a clockwise or counterclockwise direction, indicating the bearing and distance to the next point or monument. This process continues until all boundary lines are described, and the final call connects back to the POB, "closing" the perimeter of the parcel.

Accurate interpretation often necessitates the expertise of a professional surveyor to physically locate the described lines and boundary lines on the ground. Modern surveys may use advanced tools, including Geographic Information Systems (GIS), to enhance the precision of these older descriptions.

Hypothetical Example

Imagine a parcel of land in a rural area that uses a metes and bounds description. A legal description might read:

"Beginning at an iron pin found at the northeast corner of the property, said pin being located at the intersection of County Road 123 and Miller's Creek; thence South 89 degrees 30 minutes 00 seconds East, 500.00 feet to a large oak tree; thence South 00 degrees 15 minutes 00 seconds West, 300.00 feet to a stone wall; thence North 89 degrees 30 minutes 00 seconds West, 500.00 feet along said stone wall to Miller's Creek; thence North 00 degrees 15 minutes 00 seconds East, 300.00 feet along the eastern bank of Miller's Creek to the point of beginning."

In this example, the "iron pin" is the point of beginning. "South 89 degrees 30 minutes 00 seconds East, 500.00 feet" is a mete, indicating direction and distance. "Large oak tree," "stone wall," and "Miller's Creek" are bounds. A surveyor would follow these directions, starting from the iron pin, to delineate the exact boundaries of the property.

Practical Applications

While more modern surveying systems exist, metes and bounds descriptions remain highly relevant, especially for properties with historical land ownership records. They are commonly found in deeds, mortgages, and other legal documents that define real property boundaries. Many states that were among the original Thirteen Colonies, as well as states like Texas, predominantly use metes and bounds for land descriptions, particularly in rural areas or for parcels that predate standardized grid systems¹⁵, ¹⁶, ¹⁷.

For example, in Texas, much of the state's land was originally surveyed using Spanish and Mexican land grants, which employed early metes and bounds methods, leading to irregular parcel shapes¹⁴. Even today, resolving encumbrance issues or determining precise easement locations often requires a thorough understanding and interpretation of historical metes and bounds descriptions. Land developers and legal professionals frequently consult these descriptions to clarify property rights and ensure proper land development in areas where this system is still prevalent¹³.

Limitations and Criticisms

Despite its historical significance and continued use, the metes and bounds system has several notable limitations. One primary criticism stems from its reliance on physical landmarks. Natural markers, such as trees or streams, can change or disappear over time due to natural processes or human activity. Artificial markers, like stakes or stone piles, can be moved, destroyed, or deteriorate⁹, ¹⁰, ¹¹, ¹². Such changes can lead to ambiguity and make it challenging for a modern surveyor to precisely retrace the original boundary lines, often resulting in boundary disputes between property owners⁷, ⁸.

The subjective nature of early surveys, conducted with less precise instruments, further contributes to potential inaccuracies. These inaccuracies can lead to costly and time-consuming litigation to clarify property rights⁵, ⁶. While technological advancements like Geographic Information Systems (GIS) and global positioning systems (GPS) have improved surveying accuracy, the underlying issue of impermanent original markers can still pose challenges when trying to reconcile modern technology with historical metes and bounds descriptions⁴. This system's complexity can also be difficult for individuals without a background in land surveying or title insurance to interpret.³

Metes and Bounds vs. Public Land Survey System

The metes and bounds system differs significantly from the Public Land Survey System (PLSS), also known as the Rectangular Survey System, which is predominantly used in the central and western United States. The core distinction lies in their approach to dividing land.

While metes and bounds offers flexibility in describing unique parcels and historical land ownership, its reliance on potentially shifting landmarks can lead to ambiguities and boundary disputes. In contrast, the PLSS provides a highly standardized and easily replicable grid system, which simplifies land development and zoning but may not always accommodate existing natural features or pre-established, irregularly shaped parcels¹, ². Many areas today utilize a combination of systems, or rely on the chain of title and recorded plats alongside older metes and bounds descriptions.

FAQs

What do "metes" and "bounds" mean?

"Metes" refers to the measurements of distance and direction along a straight line that forms part of a property boundary. "Bounds" refers to the physical objects or features that define these boundaries, such as a specific tree, a river, a road, or a stone marker. Together, they create a detailed legal description of a parcel of real property.

Where is the metes and bounds system commonly used today?

The metes and bounds system is still in use today, primarily for land that was surveyed before the adoption of more standardized systems. This includes many properties in the original Thirteen Colonies of the United States (such as New England and parts of the South), as well as states like Texas, Kentucky, and Tennessee. It is especially prevalent in older rural areas where property lines often follow natural contours or historic divisions.

What are the main problems with metes and bounds descriptions?

The main problems arise because the physical "bounds" used in the descriptions can change or disappear over time (e.g., a tree dies, a river shifts course, or a man-made stake is removed). This impermanence can lead to significant ambiguity in defining exact boundary lines, making it difficult for surveyors to retrace the original lines accurately and often resulting in boundary disputes among landowners.