Plat map reading

[MotionMan]

I was just presented with the following statement.

"When I saw the plat map I saw dotted lines. Dotted lines typically mean there's been an illegal lot line adjustment in years past. It's what it typically means."

I have not been able to confirm or deny this interpretation of plat maps.

Any plat map experts here? Links would be helpful. (This is in California, BTW.)

MotionMan

 

[lxskllr]

It'll vary state to state, and especially region to region. In MD, that isn't what it means. It could really be anything, but from your description, I would assume it shows a historical line for information purposes. It would also have some text describing what, and why the line is shown.

 

[BoomerD]

There SHOULD be a legend for each plat map...or collection of maps. Some of the lines and symbols may change from locale to locale. AFAIK, there's no required set of lines, but there is SUPPOSED to be a legend that explains what was used.

This is the "Official BLM set of lines and symbols," but again, these may not be the same as used elsewhere.

http://www.blm.gov/ca/st/en/info/iac/master_title_plat/Master_Title_Plat_Abbreviations.html

 

[MotionMan]

There SHOULD be a legend for each plat map...or collection of maps. Some of the lines and symbols may change from locale to locale. AFAIK, there's no required set of lines, but there is SUPPOSED to be a legend that explains what was used.

This is the "Official BLM set of lines and symbols," but again, these may not be the same as used elsewhere.

http://www.blm.gov/ca/st/en/info/iac/master_title_plat/Master_Title_Plat_Abbreviations.html

Excellent resource. Thanks!

MotionMan

 

[Perknose]

It'll vary state to state, and especially region to region. In MD, that isn't what it means. It could really be anything, but from your description, I would assume it shows a historical line for information purposes. It would also have some text describing what, and why the line is shown.

This is my experience in several counties in PA as well. Usually a previous historical demarcation, but could also be one that is/was a disputed alternative or even a proposed demarcation that never came to be.

 

[caddlad]

It could mean any number of things. The surveyor should have a label or note indicating the nature of the line.

It could be a line of occupation, record title line, line of encroachment.

Is it labeled with bearings and distances?

 

[MotionMan]

It could mean any number of things. The surveyor should have a label or note indicating the nature of the line.

It could be a line of occupation, record title line, line of encroachment.

Is it labeled with bearings and distances?

Based on my limited understanding of such things, yes.

MotionMan

 

[IronWing]

There SHOULD be a legend for each plat map...or collection of maps. Some of the lines and symbols may change from locale to locale. AFAIK, there's no required set of lines, but there is SUPPOSED to be a legend that explains what was used.

This is the "Official BLM set of lines and symbols," but again, these may not be the same as used elsewhere.

http://www.blm.gov/ca/st/en/info/iac/master_title_plat/Master_Title_Plat_Abbreviations.html

To the OP: Keep in mind that BLM master title plats only track stuff until the lands leave federal ownership. A BLM map may say that a chunk of land in owned by a state because that is who got the land from the feds. The state may have sold the land to someone else decades ago and this would not be reflected on the BLM plats. The BLM master title plats also do not track post-federal subdivision of tracts. They are a great resource if you are trying to trace lineage of ownership from start to finish, particularly in the western states where almost all the land started as federal.

 

[MotionMan]

To the OP: Keep in mind that BLM master title plats only track stuff until the lands leave federal ownership. A BLM map may say that a chunk of land in owned by a state because that is who got the land from the feds. The state may have sold the land to someone else decades ago and this would not be reflected on the BLM plats. The BLM master title plats also do not track post-federal subdivision of tracts. They are a great resource if you are trying to trace lineage of ownership from start to finish, particularly in the western states where almost all the land started as federal.

The plat map in question is from the county.

MotionMan

 

[nerp]

Not always illegal, often indication of an easement. Check title records and deeds to get the actual story.

 

[MotionMan]

Not always illegal, often indication of an easement. Check title records and deeds to get the actual story.

When you say that, do you mean that it could indicate an illegal lot line adjustment?

MotionMan

 

[nerp]

Doesn't have to be "illegal" in the sense than someone did a no-no and stole land or something malicious. Could be indication of a zone change or some other occurrence that caused the lot dimensions to become "nonconforming."

Dotted lines can mean anything. There is no hard and fast rule that they represent nonconforming lot lines or dimensions.

Without context, it's hard to really answer your question.

 

[caddlad]

Ahhh...it's a tax map or map from the county GIS system? In that case it could be anything. A sanitary, water line or access easement. It might define a zoning district, school district or municipal political district.

Is there an actual map of the area? By that I mean a survey map signed and seal by a PLS. A filed subdivision map or boundary map of the property would explain the area in detail. Most tax maps aren't worth the paper they are printed on when it comes to specifics. Tax maps reflect the general state of a property for taxing purposes only and aren't suitable for land transfer, line delineation or any other legal definition of the land. They are really nothing more than a county parcel database and obviously no county has the resources to provide detail survey mapping of each parcel.

Usually the county real property office has a database of the files maps linked to the county tax parcel no. of the property and could point you in the right direction in obtaining a copy of the filed mapping. Not all surveys are filed, although I think CA has a mandatory filing law. I'm not sure of the date of implementation.

 

[MotionMan]

I am not so concerned with the accuracy of the particular map in question. I am concerned with the accuracy of the quote in the OP and where I can find information to confirm or discredit it.

If it helps, this is in Los Angeles County.

MotionMan

 

[GeekDrew]

Call the county deed recorder's office and ask them. They should be able to give you an accurate answer, relatively quickly.

 

[caddlad]

Here in NY, tax mapping styles vary. The line could indicate a legal adjustment, indicating to subsequent mappers the the parcel is comprised of more than one vesting instrument.

 

[mizzou]

I believe the dotted lines in mine represent easements

I don't think it's anything specific, there should almost always be a key somewhere telling you what it means

 

[lxskllr]

I am not so concerned with the accuracy of the particular map in question. I am concerned with the accuracy of the quote in the OP and where I can find information to confirm or discredit it.

If it helps, this is in Los Angeles County.

MotionMan

Go to a surveyors office, and ask them what they think. You really need someone local, who's familiar with local custom. What are the credentials of the person making the statement? If he isn't in a profession/trade that would have him working with plats a lot, he's already discredited. Most people haven't even seen a plat, unless the builder showed them one with their house, and a lot of times you don't even get that. You get a crappy location drawing that isn't worth the paper it's printed on.

 

[MotionMan]

Would you agree with this?

http://westregion.com/Topics/UnderstandingAssessorsMaps.pdf

MotionMan

 

[MotionMan]

Would you agree with this?

http://westregion.com/Topics/UnderstandingAssessorsMaps.pdf

MotionMan

...and/or this:

http://www.stewarttitlela.com/FAQ/platmap.asp

MotionMan

 

[MotionMan]

Can someone convert this to a printable PDF? I cannot get it to look right.

http://giggyblog.com/post/1754291/tip-for-first-time-home-buyers-how-to-read-a-plat-map-

MotionMan

 

[MotionMan]

I guess a dotted line means "tax parcel" boundary:

http://shopsandiegorealestate.com/escrow_plat.html

MotionMan

 

[lxskllr]

Would you agree with this?

http://westregion.com/Topics/UnderstandingAssessorsMaps.pdf

MotionMan

Yea, that looks about right. We don't use the term tract out here, but the rest looks like a simple plat. Usually there's more stuff on them, but that could be a plat from the 20s or something.

Here's the one thing you wanted a PDF of. The original was kind of blurry, and processing didn't help any...

http://ubuntuone.com/p/Fwx/

 

[MotionMan]

Yea, that looks about right. We don't use the term tract out here, but the rest looks like a simple plat. Usually there's more stuff on them, but that could be a plat from the 20s or something.

Here's the one thing you wanted a PDF of. The original was kind of blurry, and processing didn't help any...

http://ubuntuone.com/p/Fwx/

Thanks.

MotionMan