Why They Show Different Things

Deeds, plats, surveys, and GIS maps are four different types of documents that describe property in four different ways, for four different purposes.

A deed is a legal instrument that transfers ownership and contains a legal description of the property being transferred. The legal description in a deed is the authoritative statement of what property is being conveyed — but it may be based on a plat, a metes-and-bounds description, or a prior survey, each of which may have been created at a different time and under different standards.

A plat is a recorded map of a subdivision that establishes lot boundaries, easements, and other features of the subdivision. Plats are recorded in the public records and are the basis for lot descriptions in platted subdivisions. But plats may be decades old, and the physical conditions on the ground may have changed since the plat was recorded.

A survey is a physical measurement of the property, conducted by a licensed surveyor, that establishes the actual location of boundaries, improvements, and encumbrances on the ground. A survey reflects conditions as they exist at the time of the survey — which may differ from what the deed or plat describes.

A GIS map is an administrative tool used by local governments and other agencies to display property information. GIS maps are derived from multiple sources — plats, deeds, surveys, and other records — and are updated on varying schedules. They are useful for general reference but are not legal documents and should not be relied upon for precise boundary or area information.

Deeds: The Legal Description

The deed is the foundational legal document for any real property transaction. It transfers ownership from the grantor to the grantee and contains a legal description of the property being transferred.

Legal descriptions in deeds take several forms. In platted subdivisions, the legal description typically references the plat — 'Lot 5, Block 3, of the Lakeland Heights Subdivision, as recorded in Plat Book 12, Page 45, of the Public Records of Polk County, Florida.' In unplatted areas, the legal description is typically a metes-and-bounds description — a series of bearings and distances that trace the boundary of the property.

The legal description in a deed is the authoritative statement of what property is being conveyed. But legal descriptions can contain errors — transcription errors, errors in the original survey on which the description is based, or ambiguities that make the description difficult to interpret. A legal description that appears to be clear may, on careful review, be ambiguous or inconsistent with the physical conditions on the ground.

For any significant transaction, the legal description in the deed should be reviewed by a licensed surveyor and by legal counsel. The surveyor can confirm that the description is consistent with the physical conditions on the ground; legal counsel can identify any ambiguities or errors that need to be resolved.

Plats: The Recorded Subdivision Map

A plat is a recorded map of a subdivision that establishes the boundaries of individual lots, the location of streets and public rights-of-way, and the location of easements and other encumbrances. Plats are recorded in the public records of the county in which the property is located and are the basis for lot descriptions in platted subdivisions.

Plats are created at the time of subdivision and reflect conditions as they existed at that time. They may be decades old — some plats in Central Florida date to the early twentieth century — and the physical conditions on the ground may have changed significantly since the plat was recorded.

Plats establish lot boundaries as a matter of law — the boundaries shown on the plat are the legal boundaries of the lots, regardless of what fences, walls, or other physical features may suggest. But the physical location of those boundaries on the ground must be established by a survey — the plat shows the intended boundaries, but only a survey can confirm where they actually are.

Plats also establish easements — rights-of-way, drainage easements, utility easements, and other encumbrances that are shown on the plat. These easements are binding on all lots in the subdivision and run with the land. They may not be visible on the ground, but they affect what can be built and where.

Surveys: The Physical Measurement

A survey is a physical measurement of a property, conducted by a licensed land surveyor, that establishes the actual location of boundaries, improvements, and encumbrances on the ground. A survey is the most reliable source of information about the physical conditions of a property.

In Florida, land surveyors are licensed by the Florida Department of Agriculture and Consumer Services. A survey must be conducted by or under the supervision of a licensed surveyor and must meet the standards established by the Florida Board of Professional Surveyors and Mappers.

Surveys come in several types. A boundary survey establishes the legal boundaries of a parcel and identifies any encroachments or discrepancies between the legal description and the physical conditions. An ALTA/NSPS Land Title Survey — the most comprehensive type — combines boundary survey information with title research and identifies easements, encroachments, and other matters affecting the property. A topographic survey maps the physical features of a property, including elevations, drainage features, and existing improvements.

A survey reflects conditions as they exist at the time of the survey. A survey conducted ten years ago may not reflect current conditions — improvements may have been added, boundaries may have been adjusted, and easements may have been granted or vacated. For any significant transaction or development project, a current survey is essential.

GIS Maps: The Administrative Tool

GIS (Geographic Information System) maps are digital maps used by local governments, utility providers, and other agencies to display and analyze property information. They are widely available online and are a useful starting point for property research.

GIS maps are derived from multiple sources — plats, deeds, surveys, aerial photography, and other records — and are assembled and updated by agency staff. The accuracy of GIS data varies by jurisdiction and by the type of information displayed. Parcel boundaries in GIS maps are typically derived from plat data and may not reflect the results of individual surveys. GIS area calculations may differ from survey measurements.

GIS maps are administrative tools, not legal documents. They are useful for general reference — identifying a parcel's approximate location, understanding the surrounding land use pattern, or getting a preliminary sense of a property's characteristics — but they should not be relied upon for precise boundary or area information, and they should not be used as a substitute for a survey or a title search.

GIS data is updated on varying schedules. Recent changes — new plats, boundary adjustments, easement grants — may not be reflected in GIS data. Always confirm GIS information against the official records.

When They Conflict: Which Controls

When deeds, plats, surveys, and GIS maps show different information about the same property, the question of which controls depends on the context and the nature of the conflict.

As a general rule, the legal description in the deed controls the question of what property was conveyed. But if the legal description is ambiguous or inconsistent with the plat, the plat may be used to interpret the description. And if the legal description and the plat are both inconsistent with the physical conditions on the ground — as established by a survey — the resolution may require legal action.

For boundary disputes, the survey is typically the starting point — it establishes the physical location of the boundaries as described in the deed and plat. If the survey reveals a discrepancy between the legal description and the physical conditions, the resolution depends on the nature of the discrepancy and the applicable law.

GIS maps do not control any legal question. They are reference tools, not authoritative sources.

Conflicts among these documents are not uncommon, particularly for older properties with complex histories. Resolving them may require the services of a licensed surveyor, a title attorney, or both.

Practical Implications for Property Owners

For property owners and developers, the practical implication of these differences is that a complete picture of a property's physical and legal characteristics requires reviewing multiple sources — not just one.

For any significant transaction or development project, obtain a current survey. Do not rely on a prior survey, a GIS map, or the legal description in the deed as a substitute for a current survey. Conditions change, and a survey that was accurate ten years ago may not reflect current conditions.

Review the plat carefully. The plat establishes lot boundaries, easements, and other encumbrances that are binding on the property. Easements shown on the plat may not be visible on the ground, but they affect what can be built and where.

Have the legal description in the deed reviewed by a licensed surveyor. The surveyor can confirm that the description is consistent with the physical conditions on the ground and identify any discrepancies that need to be resolved.

Use GIS maps as a starting point, not a conclusion. GIS data is useful for general reference, but it should always be confirmed against the official records before any significant decision is made.