Lesson 1.1 Introduction to Property Surveys

What are the objectives of Property Surveying?

1. Establish land boundaries to prevent disputes among landowners and communities.

2. Support land registration under the Torrens system implemented in the Philippines.

3. Assist land valuation and taxation by providing accurate measurements for local government units (LGUs).

4. Aid planning and development projects such as infrastructure, agriculture, and urban expansion.

5. Protect ancestral domains and communal lands, in accordance with the Indigenous Peoples’ Rights Act (IPRA of 1997).

Is a systematic process of measuring and mapping land areas to determine boundaries, ownership, features, and improvements.

Property Survey

In the Philippines, surveys are conducted in accordance with the _________, supervised by _______.

Manual Land Surveys in the Philippines

DENR’s Land Management Bureau (LMB)

is a licensed professional authorized to perform land and property surveys (RA 8560),

Geodetic Engineer

is a legal description of land including bearings, distances, and coordinates.

Technical Description

A form that allows detailed land measurements and calculations.

Lot Data Computation

Public lands that can be titled or acquired by private individuals.

Alienable and Disposable (A&D)

A map showing the boundaries and ownership of land parcels in a municipality.

Cadastral Map

A physical marker placed to indicate property boundaries.

Mojon (Monument)

A survey plan verified and approved by the DENR Required for Titling.

Approved Survey Plan

Is a record used by LGUs for taxation; not proof of ownership.

Tax Declaration

Is a certificate of land ownership under the Torrens system considered indefeasible once registered.

Torrens Title

What are the primary Purpose of Property Surveys?

• Land Titling and Registration

• Land Classification

• Boundary Verification

• Subdivision and Consolidation

• Support Legal Documentation

It is required for original and transfers of titles under the Torrens System

Land Titling and Registration

It is to determine if land is alienable and disposable or part of the public domain.

Land Classification

It is to settle disputes and prevent encroachments.

Boundary Verification

Is for the development of housing, commercial, and agricultural projects

Subdivision and Consolidation

It is required for land transfer, leasing, expropriation, and taxation.

Support Legal Documentation

What are the general methodology in property surveying?

1. Preliminary Research and Planning

2. Reconnaissance and Field Investigation

3. Establishment of Boundary Evidence

4. Actual Field Survey

5. Computation and Data Processing

6. Validation and Stakeholder Engagement

7. Setting Out/Laying Out

8. Preparation of Survey Plan

9. Submission of Survey Returns

10. Registration and Archiving

What are the challenges in the Philippine context?

• Land Disputes

• Technical Limitations

• Environmental Constraints

• Administrative Delays

• Corruption and Fraud

Preliminary Research and Planning

• Gather documentary evidence

• Check land status

• Coordinate with stakeholders

The surveyor examines existing land titles, tax declarations, cadastral maps, subdivision plans, and survey returns filed with the DENR-LMB or LRA.

Gather documentary evidence

Determine whether the property is classified as A&D, forest land, protected area, or ancestral domain. This step is critical since only A&D lands can be privately held.

Check land status

The surveyor communicates with landowners, barangay officials, and adjacent property owners to explain the purpose and scope of the survey.

Coordinate with stakeholders

Reconnaissance and Field Investigation

• Site inspection

• Stakeholder consultation

• Establish survey control

The survey team visits the property to assess accessibility, terrain, vegetation, and existing boundary marker.

Site Inspection

Adjoining landowners are informed to avoid boundary disputes.

Stakeholder consultation

The surveyor identifies or establishes reference points tied to the PRS92, the standard geodetic network of the country.

Establish survey control

Establishment of Boundary Evidence

• Natural Boundaries

• Artificial Boundaries

• Legal Boundaries

• Witness corners or tie points

Rivers, streams, ridges, and other permanent natural features.

Natural boundaries

Old fences, walls, dikes, and existing monuments.

Artificial boundaries

Defined by title descriptions, deeds, and government proclamations.

Legal boundaries

Used when boundary markers cannot be set directly.

Witness corners or tie points

Actual Field Survey

• Measurement Techniques (Traditional Instruments & Modern Instruments)

• Data Gathering

Includes bearings, distances, and coordinates are recorded to compute parcel boundaries and areas.

Data Gathering

Traditional Instruments are:

theodolite, steel tape, and compass

Modern Instruments are:

total stations, GNSS receivers, and drone

Computation and Data Processing

• Traverse Adjustment

• Area Computation

• Plotting

Errors in field measurements are corrected mathematically to ensure closure of the boundary lines.

Traverse Adjustment

Using rules such as the trapezoidal rule or coordinate method (Double Meridian Distance method)

Area Computation

The property is plotted on a plan, either manually/through CAD/GIS software.

Plotting

Validation and Stakeholder Engagement

• Barangay/Municipal Confirmation

• Mediation in disputes

• Ground validation

local authorities may be consulted in case of boundary conflicts

Barangay/Municipal Confirmation

The geodetic engineer may act as a technical witness in land dispute cases.

Mediation in disputes

The surveyor presents the results to the landowners and adjoining property holders to confirm accuracy.

Ground validation

Setting Out/Laying Out

• Monumentation

Setting up boundary markers (concrete monuments/mojon in compliance with the DENR standards)

Monumentation

Preparation of Survey Plan

• Survey Returns

The geodetic engineer prepares a plan showing parcel boundaries, adjoining lots, and technical descriptions.

Survey Returns

Submission of Survey Returns

• Approval Process (Private Lands & Public Lands)

• Legal Documentation

For ____ plans are submitted to the DENR-LMB or Regional Land Office for verification and approval.

Private Lands

For ____ cadastral or relocation surveys are endorsed for land classification and possible titling.

Public Lands

Technical descriptions are attached to deeds, titles, and registration papers.

Legal Documentation

Registration and Archiving

• Submission to LRA/Registry of Deeds

• Archiving with DENR-LMB

• Integration to GIS Systems

The survey plan becomes the basis for the issuance of an original certificate of title or transfer certificate of title.

Submission to LRA/Registry or Deeds

Records are stored in cadastral databases for future reference.

Archiving with DENR-LMB

Increasingly, LGUs and government agencies use GIS-based cadastral systems for taxation and planning.

Integration to GIS Systems

Due to overlapping titles, informal settlements, and unclear ancestral claims.

Land Disputes

_____ in remote rural areas lacking geodetic control points.

Technical limitations

In surveying areas affected by disasters, floods, or landslides.

Environmental Contraints

In approval and registration of survey returns

Administrative delays

In land titling, leading to “fake” or multiple titles.

Corruption and Fraud