Plot Plan? Plat? Huh?
When searching for your new home it may surprise you to learn that most real estate agents and home sellers are not able to tell you the land boundaries with any degree of certainty.
If you ask for a Survey, most often you will be told the seller does not have one. If you ask where the properties line are, the agent says they do not know or per the seller it is approximately over there at that tree. If you press further they may say to “go to the Town” or “go online” for a Plot Plan.
Good news: Most of the time you can find the approximate land boundaries are located and where the buildings are located on the lot before you purchase the home.
What is a Plot Plan?
A Plot is defined as a "measured piece of land". You may occasionally hear this also described as a “Plat” - same thing.
A Plot Plan is an accurate drawing of the land and buildings. This plan is usually available from the town or the county’s Registry of Deeds. Most plot plans show measurements and the distances between streets and property lines to where buildings are located. Plot plans usually show Town or Utility Easements (or right of ways) that may exist at a particular property.
In Massachusetts most often when someone refers to the existing plot plans, they are referring to the maps drawn from the town or city assessors parcel maps. A plot plan for a new development or street may primarily refer to the land plan survey filed with the county’s Registry of Deeds.
As a home owner or prospective buyer you should consider the Plot Plan a reference drawing. It is not accurate enough to use use it to settle a boundary dispute with a neighbor and it cannot be used a building permit application to expand or build.
Where do you get a copy of a Plot Plan?
When you are still in the home shopping state, the local Tax Assessor’s office may have an online version of “unofficial” plot plans available. Check the town’s Tax Assessor website for links. Or if you just want a high level view, a useful state resource is MassMapper (an Interactive map of the entire state).
Once you have identified a property, most of the the time you can get a copy of a Plot Plan for free either at the local Building department or Tax Assessors office. The listing agent may have a copy of the Plot Plan from the town or the home seller, but more frequently the real estate agent will direct you to Town Hall.
Can I use a plot plan to decide where to build a fence?
Probably not. This all will depends on how close the fence will be to your property lines and also local Zoning regulations. If your planned fence is well within your land boundary, you might be OK. However the only way to be sure of your property lines and that the planned fence is on your land, you will need a Survey.
Can I use a Town Plot Plan or Mortgage Plot Plan to apply for a Building Permit to expand or build on my lot?
No. Most of the time an expansion or building requires an official Survey. Talk to the local Building Department to find out if a survey is required or not for your project before you begin the application process.
What is the difference between a Plot Plan and a Land Survey?
A land survey provides the exact dimensions of a property including the land and buildings. A survey can be used to settle boundary disputes, establish exact locations and to accompany building plans. A survey is created by a licensed surveyor who triangulates measurements with known markers and legal descriptions of the land.
A surveyor also will mark out boundaries and features on the land to assist contractors, owners or town officials. A surveyor may also add permanent survey markers/boundaries that will stay long after the survey or project is complete to assist future surveyors.
What does a Survey cost?
The cost of a survey is so variable it is hard to provide guidance. The cost depends on the size of the survey to be done, how much research or work is required and the purpose of the survey. It is best to contact 3 different surveyors and ask for quotes before choosing one.
Pro Tip: If a neighbor has recently had a Survey completed you may want to contact that surveyor for an estimate because that surveyor would already have researched or established the existing markers for that area. This may save you money, as long as you are not in a boundary dispute with that particular neighbor.
Plot Plans are one of your research tools
Plot plans are great for certain purposes. They can show you the overall shape and size of the land. They show where the buildings are located in relation to land boundaries. And they are usually more accurate the the seller, list agent or visual appearance of the land. However, plot plans are not accurate enough or official enough to use for building plans or boundary fences.
Talk to your real estate agent about where to find plot plans for the homes you are considering. You should look at them prior to committing to a purchase it at all possible.
Also do you own research - if you are searching in a couple of towns, get to know the municipal websites and make calls or visit the town hall. Also during this time you might want to start to become familiar with the local zoning and particulars of your future town.
Any questions about Plot Plans? Or need help understanding the home buying process? Reach out!
