Have you ever opened a property survey and felt lost in the lines and abbreviations? You are not alone, especially in Falmouth where coastal tides, wooded lots, and private roads add layers of nuance. With a little guidance, you can read a survey with confidence and spot what matters before you make a decision. In this guide, you will learn the essentials, the local cues to watch, and the right questions to ask. Let’s dive in.
Why surveys matter in Falmouth
Falmouth’s shoreline, tidal influences, wetlands, and wooded terrain can affect where you build, how you access the property, and your insurance. A professional survey shows boundaries, improvements, easements, and natural features that inform both value and risk. It is a key tool for closing, permitting, site planning, and dispute avoidance. If coastal waterlines or flood zones are in play, the survey’s date and methodology are especially important.
Read the survey in minutes
Start with the title block
Look for the owner name, surveyor’s firm, license stamp, and the survey date. Confirm source documents, like deeds and prior plans, are cited. The date matters in coastal areas since shorelines and conditions change over time.
Orient with scale and north
Find the scale, such as 1 inch equals 20 feet, and the north arrow. Note any coordinate system or vertical datum listed for elevations. This helps you measure distances and understand orientation on site.
Trace boundaries and monuments
Follow the bearings and distances around the lot. Identify the Point of Beginning and any Point of Commencement if shown. Note each corner: was a monument found or set, and what kind (iron pin, stone bound, drill hole)? Corners often settle boundary questions.
Spot improvements and setbacks
Locate the home, decks, garage, driveway, well, and septic components. Look for labeled building setback lines or envelopes. Compare the structure locations to those lines to see whether they appear compliant with local zoning or shoreland standards.
Flag easements and rights‑of‑way
Look for labels such as utility easements, drainage easements, conservation areas, or access rights. Note widths for rights‑of‑way and shared drives. Easements can limit where you build or plant and may guide how you access the property.
Check water and flood data
If near the coast, confirm which tidal line is shown, such as Mean High Water or another datum. Look for FEMA flood zones like AE, VE, or X and any base flood elevation noted. These details influence risk, permitting, and insurance.
Review notes and the legend
Use the legend to decode line types and symbols. Read surveyor notes about methods used and any limitations, such as whether wetlands were field‑flagged or if the work was not an ALTA/NSPS survey. Limitations tell you what the survey does not cover.
Quick checklist: top 10 items
- Certificate and date: Is it certified by a licensed professional and current enough for coastal conditions?
- P.O.B. and bearings: Can you trace the boundary around the parcel with bearings and distances?
- Monuments: Which corners were found and which were set? Note the type of monument.
- Deed references: Do the book and plan numbers match your recorded deed and plans?
- Easements and ROWs: Mark all access, utility, drainage, or conservation easements.
- Encroachments: Any fences, drives, or structures crossing the line or within easements?
- Setbacks: Do structures appear inside required setback or buffer lines as drawn?
- Waterlines: Is the shoreline or wetland edge shown with a clear tidal or wetland datum?
- Flood zone: Is the lot in AE, VE, or X, and is a base flood elevation labeled?
- Notes and legend: Any limits on the scope, like “not a wetland delineation” or “no visible encroachments”?
Falmouth coastal and woods tips
Tidal lines and datums
Coastal surveys should label the tidal baseline used, such as Mean High Water or a related datum. Because tides and shoreline conditions vary, note the survey date and how the line was determined. This line can influence private ownership extent and questions of access along the shore.
Shoreland zoning context
Falmouth enforces shoreland rules near waterbodies that affect setbacks and permits. Use the survey to understand whether structures or proposed work fall within regulated zones or buffers. Confirm requirements with the town before planning improvements.
Flood and erosion awareness
A survey may show FEMA flood zones and base flood elevations. If the parcel lies in a coastal high‑hazard area, the building envelope and foundation design may be affected. Ask whether shoreline change or erosion history was considered.
Wetlands and vernal pools
Wooded parcels may include wetlands or vernal pools that change the buildable area. Some surveys show wetland edges if flagged in the field. If the plan notes that wetlands were not delineated, treat mapped lines as preliminary until verified.
Ledge, soils, and septic
Ledge outcrops and thin soils are common and can affect excavation and septic siting. Consider a combined boundary and topographic survey when planning construction. Pair this with soil testing and septic design as needed.
Private roads and access
Many Falmouth homes rely on private ways or shared drives. Make sure any access easement is shown and recorded. Confirm maintenance responsibilities and widths on the plan.
Glossary of survey terms
- P.O.B. (Point of Beginning): Where the boundary description starts on the ground.
- P.O.C. (Point of Commencement): A reference point used to get to the starting point.
- ROW or R/W (Right‑of‑Way): A corridor reserved for access or utilities.
- Eas. or ESMT (Easement): A recorded right to use land for a specific purpose.
- N/F (Now or Formerly): Identifies the current or past owner of an adjacent parcel.
- BM (Benchmark): A fixed elevation reference used for vertical measurements.
- IP (Iron Pin): A common metal monument at a corner. May be labeled “found” or “set.”
- MHW/MHHW/MLW: Tidal datums for high and low water used on coastal plans.
- Contour interval: The elevation change between contour lines on a topo survey.
- “No visible encroachments”: Surveyor did not see any at the time of fieldwork.
Smart questions to ask
Ask the surveyor
- What type of survey is this, and should I consider an ALTA/NSPS level for my transaction?
- Which vertical datum and tidal datum did you use, and how was Mean High Water determined?
- Which boundary monuments were found versus set by you? Any gaps or lost corners?
- Did you find any encroachments or overlaps with neighboring deeds?
- Which easements affect use or access, recorded or possible prescriptive rights?
- Is the property in a FEMA flood zone, and is a base flood elevation shown?
- Were wetlands delineated in the field, and by whom?
- Can you provide a digital file for planning overlays?
Ask your agent and title team
- Does the title commitment include every easement that appears on the survey?
- Will the lender or title insurer require an ALTA survey or an update?
- Are there recorded boundary line agreements or past disputes to review?
- For coastal property, will I need shoreland or other permits for planned work?
- Will insurance or lending require an elevation certificate based on the survey?
Next steps and local checks
- Verify deed and plan numbers at the Cumberland County Registry of Deeds.
- Confirm shoreland and building rules with the Falmouth planning and building office.
- Review flood zones and base flood elevations if the property is near the coast.
- If wetlands or tidal lines are noted, plan for field verification and permitting steps.
- For construction, order a combined boundary and topographic survey and a site plan.
- If you find encroachments or missing monuments, consider a boundary agreement or legal guidance.
A clear reading of the survey helps you protect value, anticipate permitting, and avoid surprises at closing. If you are considering a Falmouth purchase, renovation, or listing, connect for principal‑level guidance and a curated, discreet approach with Ana T.L. Dierkhising.
FAQs
What is a property survey and who prepares it?
- A property survey is a certified drawing and report by a licensed professional land surveyor that shows boundaries, improvements, easements, and key site features.
How do I find my boundary corners on the ground?
- Use the survey to locate each corner and check whether a monument was “found” or “set,” then look for the noted iron pin, stone bound, or drill hole on site.
Why does the survey date matter for a Falmouth coastal lot?
- Shorelines and tidal conditions can change, so a current survey helps ensure the tidal line and flood data reflect today’s conditions.
What does it mean if my survey shows AE or VE?
- These are FEMA flood zones; AE and VE indicate areas with specific flood risks that can affect building design, permitting, and insurance.
Do all easements have to appear on the survey?
- Surveys typically show easements that are recorded or visible, but you should confirm against your title commitment to ensure none are missing.
