WHAT IS A PLOT PLAN? What is a Plot Plan and why do I need a Plot Plan?
Plan, or more precisely named Mortgage Inspection Plan is used by title
insurance companies and mortgage lenders to answer the following questions:
Does the house or building, as well as accessory structures (pools, sheds, etc),
conform to the local setback zoning by-laws? Does the house or building, as well
as accessory structures, fall within the F.E.M.A. flood hazard zone (which would
require flood insurance)?
Is there any building encroachments?
Are there any
easements that are attached to the property?
In addition to answering these
questions, our plan indicates the reference information used in its preparation.
These references include deed book and page numbers, property plan numbers, land
court plan numbers (if applicable), assessor map and lot numbers and F.E.M.A.
rate map numbers. This information can be very helpful to the homeowner.
our measurements are taken with tapes only, and not with electronic surveying
instruments, the accuracy is usually within two to three feet. It must be
remembered that the field work involved in preparing the Mortgage Inspection
Plan does not include the setting of property line stakes. Therefore, although
tape measurements are sufficient to make zoning and flood hazard determinations,
the plan should not be used as a substitute for a "Building Permit Plot Plan" or
to determine property lines.
Using Our Expertise...
Often at the closing of a
residential property, the borrower erroneously believes that the mortgage plot
plan presented is an accurate land survey. The following information is a
summary of the purposes of the Mortgage Inspection Plot Plan, and what
differentiates it from a Certified Plot Plan (Land or Boundary Survey).
the Mortgage Plot Plan Performed?
1) A physical inspection of the dwelling's
exterior is made, with tape measurements to show the approximate location of the
2) Record documents are obtained at the Registry of Deeds or town
offices to determine the lot configuration.
3) Information from the field is
merged with record information to create a drawing of the property (the plot
plan) and the approximate location of the dwelling on the lot.
4) Flood zone is
5) Quality review performed by Professional Land Surveyor.
the Purpose of the Mortgage Plot Plan?
The mortgage plot plan is a tool used to
identify potential survey problems. Not to be confused with an instrument
survey, the mortgage plot plan serves several very basic purposes:
1) To satisfy
part of a real estate closing.
2) Certifies compliance of the original dwelling
with zoning set-back requirements at the time of construction.
3) Certifies as
to the flood zone of the dwelling (for flood insurance purposes).
identify and note potential encroachments, boundary conflicts, violations or
other on-the-ground problems worthy of further investigation.
What is Not
Provided by a Mortgage Plot Plan?
1) No representation is made as to the
accuracy of the depicted property lines!
2) No attempt has been made to verify
the boundary configuration or, typically, the mathematical correctness of the
3) Property corners can not be located based on this type of plan,
therefore no fences, hedge rows or other improvements can be determined or
4) The location of any improvements shown are approximate, and
therefore any planned construction should not be based on the locations as
What is a Certified Plot Plan (Boundary, Land or Instrument Survey)?
accurate survey involves the location of established monuments or survey control
points, which are then mathematically tied in to the property being surveyed.
This process utilizes sophisticated, state-of-the-art equipment, and precisely
locates both the property lines and the improvements on the property in relation
to those property lines.
In any circumstance where accuracy is
required - for construction, location of fences, pools or other improvements - a
full instrument survey is necessary. No changes or designs should be made using
a Mortgage Inspection Plot Plan - it is not an accurate survey and is not intended for