Technical Description and Survey Verification
Learn how to verify a property's technical description, conduct a relocation survey, and confirm boundaries. Understand the role of geodetic engineers and DENR in land surveys.
Understanding the Technical Description on a Title
“Every certificate of title shall contain: the registered owner, the description of the land as finally determined by the court, and the full names of all encumbrances. The description shall contain the bearings and distances of the boundaries of the land, the area thereof as determined by survey, and such other data as may be necessary to identify the land.”
What This Means
The technical description on a title is the legal definition of the property's boundaries. It contains: bearings (compass directions), distances (in meters), tie points (reference to survey monuments), lot number, plan number (e.g., Psd-12345), and total area. This description was established by an original survey approved by the DENR (formerly Bureau of Lands). A buyer should verify that the technical description on the title matches: (1) the approved survey plan at DENR/LMS, (2) the tax declaration, and (3) the physical boundaries on the ground through a relocation survey.
- Technical description = legal boundary definition using bearings and distances
- References a specific lot and plan number (e.g., Lot 5, Psd-12345)
- Based on an approved survey plan filed with DENR/Land Management Services
- Must match the tax declaration area and the physical ground boundaries
- Verify the plan number with DENR to confirm the survey is authentic and approved
Real-World Scenario
A TCT shows "Lot 10, Psd-04-123456" with an area of 300 square meters. The buyer visits the property and notices it appears larger than 300 sqm. the seller has been using an adjacent vacant space. The tax declaration also shows 300 sqm.
How should the buyer verify the actual boundaries?
Conducting a Relocation Survey
“No survey shall be valid unless made by a geodetic engineer who is duly licensed by the Professional Regulation Commission and registered with the Board of Geodetic Engineering. All surveys executed shall conform with the technical standards and specifications prescribed by the Department of Environment and Natural Resources.”
What This Means
A relocation survey is the process of physically re-establishing the boundaries of a lot on the ground based on its approved survey plan. Only a licensed geodetic engineer can perform this. The engineer locates existing reference monuments, then uses the bearings and distances from the DENR-approved plan to trace the lot boundaries. Corner monuments (concrete or steel markers) are placed at each boundary point. This is essential to confirm: (1) the lot physically exists where the title says it should, (2) the area matches, (3) there are no overlaps with adjacent lots, and (4) no one is encroaching on the property.
- Only a PRC-licensed geodetic engineer can perform valid surveys
- Engineer obtains the approved plan from DENR/LMS before surveying
- Locates reference monuments, then retraces boundaries on the ground
- Places corner monuments (mojón) at each boundary corner
- Cost: typically P15,000-50,000 depending on lot size and location
Real-World Scenario
A buyer commissioned a relocation survey for a lot they are purchasing. The geodetic engineer reports that the lot boundaries as per the approved plan overlap with a neighbor's existing concrete fence by 2 meters along one side. The neighbor has been there for 20 years.
What does this overlap mean for the buyer?
DENR and LRA Verification of Survey Plans
“All original surveys of lands, whether for the purpose of their registration under the Land Registration Act, or for the purpose of partition or subdivision of lands, shall be done under the direction and supervision of the Director of Lands. The plans of such surveys shall be submitted to the Director of Lands or his authorized representative for verification and approval.”
What This Means
Every survey plan referenced on a title should be verified with DENR Land Management Services (LMS, formerly Bureau of Lands). Verification confirms: (1) the plan number exists in DENR records, (2) it was properly approved, (3) the lot areas and boundaries match, and (4) there are no overlapping surveys. This step catches fake survey plans. a common tool in land fraud. For subdivision plans (Psd-) and consolidation plans (Pcs-), also check with the LRA if the plan was properly submitted for registration. DENR verification costs a small fee and provides a certified copy of the approved plan.
- Verify plan number (Psd-, Pcs-, etc.) with DENR Land Management Services
- Confirms the survey was actually approved by DENR
- Checks for overlapping surveys. same land covered by multiple plans
- Obtains certified copy of the approved plan for comparison
- Also verify with LRA if the plan was submitted for title registration
Real-World Scenario
A seller presents a TCT referencing "Lot 1, Psd-04-999999." The buyer's geodetic engineer attempts to verify this plan number with DENR-LMS Region 4 but is told no such plan number exists in their records. The seller explains it might be "under a different filing system."
What should the buyer conclude?
Frequently Asked Questions
How long does a relocation survey take?
Fieldwork typically takes 1-3 days depending on lot size and accessibility. However, the complete process. including obtaining the approved plan from DENR, locating monuments, conducting the survey, and preparing the report. usually takes 2-4 weeks. In urban areas with clear reference points, it can be faster. In rural areas with destroyed monuments, it may take longer as the engineer must find alternative reference points.
What if the survey monuments have been destroyed?
If the corner monuments or reference tie points have been destroyed (common in developed areas), the geodetic engineer must use alternative methods: (1) locate the nearest surviving BLLM (Bureau of Lands Location Monument) or reference point, (2) use adjacent lot surveys with surviving monuments as secondary references, (3) in some cases, request a new reference survey from DENR. The cost increases when monuments are missing because the engineer must do more extensive work to establish the reference framework.
Is a relocation survey required by law before purchasing property?
No. it is not legally required. However, it is strongly recommended due diligence, especially for: (1) vacant lots where boundaries are not clearly defined by fences or walls, (2) properties where the area seems different from what the title states, (3) lots in areas with known land disputes, and (4) large-value transactions. The cost of a relocation survey (P15,000-50,000) is minimal compared to the risk of purchasing a lot with boundary disputes or incorrect area.