Ch4. Property Records & Land Information Systems

Property Records System Overview

Public land records:
Official government records of property ownership,
encumbrances, and physical characteristics

Governing authority:
County Recorder / Register of Deeds
County Assessor / Tax Assessor
(State laws govern; varies by jurisdiction)

Types of public property records:
Deed records (ownership transfers)
Mortgage / deed of trust records (liens)
Assessor parcel records (physical data, assessed value)
Plat maps / subdivision maps
Easement and covenant records

Property Identification

Assessor Parcel Number (APN):
Unique number assigned to each parcel by the county assessor
Used for tax billing and record searches

Legal description:
Metes and bounds: uses bearings and distances
Lot and block: references recorded subdivision plat
Government survey (township/range): used in rural areas

Land use / Zoning classification:
Governs permitted uses of the property
Residential (R-1, R-2), Commercial (C-1), Industrial (I-1), etc.
Set by local municipality or county

Lot size / acreage:
Measured in square feet or acres
Recorded in assessor records and deeds

Boundary disputes:
Resolved by land surveyor (licensed)
Survey map recorded in county records

Assessor & Public Records

County Assessor records:
Owner of record, APN, lot size, zoning, land use
Assessed value for property tax purposes

Property tax records:
Annual tax bills based on assessed value
Publicly accessible at county tax collector

Plat map:
Recorded subdivision map showing lot boundaries,
streets, easements, and common areas

Chain of title:
Sequence of ownership transfers from original grant
to current owner (traceable via deed records)

Public record access:
Searchable online via county assessor / recorder websites
Physical copies at county offices
Open to the public (fees may apply)

Surveys & Property Changes

Land survey:
Professional measurement of property boundaries
Licensed surveyor; recorded in county records

Types of surveys:
Boundary survey: confirms legal boundaries
ALTA/NSPS survey: comprehensive (required for commercial)
Topographic survey: shows elevation and features
As-built survey: verifies construction locations

Lot split / subdivision:
Dividing one parcel into multiple parcels
Requires local planning / zoning approval
New parcel maps recorded with county

Parcel merger:
Combining adjacent parcels into one
Requires county approval and new legal description

Zoning change / variance:
Property owner petitions local planning board
Public hearing required; neighbors notified

Key Concept Cards

APN = Property Tax ID ★★★★★ : Every parcel has a unique Assessor Parcel Number used for tax records, title searches, and government documents. Memory hook: APN = your property’s government ID

County Recorder = Title Records ★★★★★ : All deeds, mortgages, and easements are recorded at the County Recorder’s office. Recording creates constructive notice. Memory hook: Recorder = public notice of ownership

Zoning vs. Land Use ★★★★☆ : Zoning is the regulatory classification; current land use is how the property is actually being used today. They may differ. Memory hook: Zoning = allowed use; land use = actual use

Practice Quiz

Q. What happens when the zoning classification does not match the current use of a property?

A nonconforming use may exist legally if the use predates the current zoning ordinance (grandfathered). However, if the use is expanded or the property changes hands, the nonconforming use may lose protection. Sellers must disclose known zoning issues; buyers should verify current zoning with the local planning department before purchase. Property taxes are assessed on actual use in most jurisdictions.

Q. How are boundary disputes typically resolved in the US?

Hire a licensed land surveyor to locate and certify the legal boundary based on recorded deeds and plat maps. 2. If neighbors disagree with the survey results, the dispute may proceed to mediation or civil litigation (quiet title action). Courts rely on recorded legal descriptions, historic surveys, and physical monuments. A quiet title judgment is then recorded to establish the official boundary.