INTRODUCTION

OUTLINE FOR THE SUBJECT:

1.Introduction
2.Surveying
3.Maps
4.Plans
5.Site Location
6.Bonus Subject Different kinds of Lot
-Lot verification
-Title verification

INTRODUCTION
iNTRODUCTION
In the principle of transparency and effective marketing
strategy, Real Estate Brokers must list a property that he has
walk through on papers and on foot.
He has actually visited the property for sell to validate the
records and documents handed to him by the landowner.
That the site shown to him/her by the guide is the exact
property listed otherwise he will lost trustworthiness from
prospective buyers and gone is the opportunity.
This subject is helpful for Real Estate practitioners to know the
property as surveyed, to understand its technical description
and conduct site visits which are generally considered by the
buyer and seller in their negotiation and transactions.

SURVEYING
What is Surveying?
Surveying - is the mathematical science used to determine and
delineate the form, extent, and position of features on or beneath the
surface of the earth for control purposes that is, for aligning land and
construction boundaries, and for providing checks for construction
dimensions.
What Law Regulates Surveys?
DENR DAO No. 98-12 - Revised Manual of Land Surveying
Regulations in the Philippines is an update of the former Manual
for Land Surveys in the Philippines of 1980. It is an integration of the
land surveys, rules and regulations of the Land Management Bureau
(LMB) and the Mines and Geo-Sciences Bureau (MGB), embracing
the DENR policy on integrated approach in surveying and mapping.

SURVEYING

Classification of Land Surveys

The survey of lands used for agricultural, residential, industrial,
commercial, resettlement and other similar purposes shall be divided into:
-Isolated Land Surveys
-Cadastral Land Surveys
-Geodetic Surveys
Isolated Land Surveys
Comprise all classes of surveys of small parcels of land used for
agricultural, residential, industrial, commercial, resettlement or other purposes.
Classified as:
-Public Land Surveys
-Private Land Surveys
-Government Land Surveys
-Conversion Surveys
-Other Land Survey

ISOLATED LAND SURVEY

Isolated Land Survey
Public Land Surveys all original surveys of the public
domain classified as Alienable or Disposable (A&D)
pursuant to the provisions of the Public Land laws.
Homestead Survey
Sale Survey
Lease Survey
Free Patent Survey
Reclaimed Land Survey
Foreshore Land Survey
Marshy Land Survey
Survey for School site and Charitable institution
Group Settlement Survey
Subdivision and Consolidation or untitled Cadastral Lots Survey

PRIVATE LAND SURVEYS

Isolated Land Surveys
Private Land Surveys all original surveys of lands that are
privately owned either by an individual, partnership or
corporation for registration purposes.
a. Subdivision
b. Consolidation-subdivision
c. Consolidation of titled or patented properties.

Government Land Surveys all original surveys of lands

administered by or belonging to the national, provincial, city or
municipal government.

Conversion Surveys all surveys converting graphical

cadastral lots into numerical cadastral lots, computed and
plotted in the system of the cadastral project.

PRIVATE LAND SURVEYS

Other land surveys all surveys made for the purpose of:
Determining political boundaries
Verifying or relocating prior surveys
Delimiting alienable and disposable areas, forestlands, parks and other
protected areas, ancestral claims, watersheds, reservation and
foreshore land
Determining the geographic coordinates
Establishing location monuments and triangulation stations, locating
roads,
streets and easements
Geodetic Survey shall comprise all surveys of extensive areas that
take into
account the curvature of the earth to determine the
geographic
positions of reference points of cadastral projects and other
expansive
isolated surveys. The establishment of the national
geodetic network
shall be in accordance with the specification of the
Coast and Geodetic Surveys Department (CGSD) of the National
Mapping and Resource
Information Authority (NAMRIA) which
follow international standards.

OTHER LAND SURVEYS

Other Kinds of Land Surveys
Amendment Survey
Resurvey
Relocation Survey
Advanced Survey
Verification Survey
Barangay Boundary Survey
Segregation Survey
Cadastral Land Survey shall comprise all surveys of extensive
areas consisting of several lots for cadastral registration
proceedings, agricultural development or for other purposes.
Survey
Cadastral Surveys by the LMB
Cadastral Surveys by Private Enterprise
Irrigation Project Boundary
Irrigation Project Subdivision

Symbols
Cad
Psc
Ipb
Ips

MAPS

What is a Map?

Map is simply a plan of the ground on paper. The plan is usually drawn
as the land would be seen from directly above.

A map is a birds eye view of the surrounding area to help guide us from one place to
another.
A map is a graphic presentation of all or portion of earths surface at a reduced sized
by means of signs and symbols at some given scale to which lettering is added for
identification.

Features of a Map:
The names of important places and locations
Standard symbols to show the location of key landmarks and features
A key or a legend, to explain what the symbols on the map mean
A scale and scale bar to allow you to measure distance on the map
and convert it to the actual distance on the land
A grid system of lines to allow you to pinpoint your location, orientate
your map to the land and quickly estimate distances
Contour lines to show relief (the height of the ground above sea level)
and the steepness of the land

MAPS
Contour lines are used to represent elevation by
connecting points of equal elevation. These imaginary
lines do a nice job of
representing the terrain.
The closer together the contour lines, the steeper the
slope of the
hill.

A Spur is a V-shaped hill that juts out.

A simple way to tell a Valley from a Spur when looking
at contour lines is to remember that if the V points
uphill its a Valley, if it points downhill, its a Spur.

Classes of Maps
General maps
Thematic maps

GENERAL MAP

GENERAL MAP
Base Map characterized by broad and general information such as:
1. Boundaries of a particular area.
2. Physiological features like rivers, creeks, lakes, ocean, sea, and other
similar natural features.
3. Permanent physical features like major roads, minor roads, government
buildings, churches,
schools, hospitals, parks and playground, monuments,
etc., ical scale, graphical scale,
symbol, legend, etc.
4. Other information such as project name, location, numerical scale,
graphical scale, symbol,
legend, etc.

Standard Base Map

-Cadastral maps
- 1:4000 scale, 54x54 sq. cm.
-Barangay boundary and index
maps and Municipal boundary
and index maps
- 1:8000 to 1:300000 scale
54x54 sq.cm.
-Municipal base maps
- 1:60000 scale, 54x54 sq.cm.
-Provincial base maps
- 1:400000 scale, 54x54 sq.cm.
-Regional base maps
- 1:800000 scale, 104x104 sq.cm.

THEMATIC MAPS
THEMATIC MAPS
a. Maps that are showing with a specific theme or subject,
frequently
in the form of statistical information and plotted
in a map form rather than in a graph form.
b. Emphasizes a single topic such as geology, population, crop
production, land use, and meteorological data.
Examples of Thematic Maps:
-

Topographic map
Climate map
Hydro Geologic map
Slope map
Soil Map
Land Classification map
Infrastructure map

Land Values map

Land Use map
Development Constraint map
Population Distribution map
Population Density map
Cadastral map

MAPS

Maps and Plans used for Registration

Proceedings:
Cadastral map
Isolated survey plan

CADASTRAL MAP
Prepared out of a cadastral land survey of extensive
areas consisting of several lots of cadastral registration
proceedings, agricultural development and any other
purpose.
Consists of lot data computations of each lot
embraced therein, lot descriptions showing the tie line,
bearings and distances of the boundary lines, areas,
names of claimants and description of the point.

PLANS
PLANS - are exceptionally detailed maps of small areas.
ISOLATED SURVEY PLAN is a plan prepared based on
survey of an isolated
parcel of land or agricultural,
residential, commercial, industrial or
any other purpose.

Features/Components of Isolated Survey Plan

A. Title Block or Column
1. Kind of survey plan
2. Description of the land surveyed
3. Name of claimant or owner
4. Location -Urban code
-Province
-Barangay
-Island
-Municipality/City
5. Area in square meters
6. PPCS Zone (Phil. Plane Coordinates System)

PLANS
Features/Components of Isolated Survey Plan
A. Title Block or Column continued
7. Declination (old survey plan feature)
verifier
8. Numerical scale
survey projector
9. Graphical scale
computation verifier
10. Date of survey
cartography verifier
11. Name & signature of position verifier
12. Name & signature of survey projector
13. Name & signature of approving official
14. Date of approval
15. Projection map where the survey was
projected

16. Name & signature of position

17. Name & signature of
18. Name & signature of
19. Name & signature of
20. OCT/TCT Number
21. Name of Registered Owner/s
22. Kind and number of Survey
23. North Orientation

PLANS
B. Plan Column
1. Center lines and plane coordinates
2. Geographic (latitude and longitude) and plane coordinates
of corner 1 of
land (feature of original survey plan only)
3. Form of configuration of the land
4. Bearings and distances of the boundary lines of the land
5. Description of corner makers
6. Lot number
7. Area in square meter
8. Kind & number of public land application, if any
9. Name of claimant/applicant
10. Land uses
11. Tie line
12. Tie point
13. Explanatory notes

PLANS

Urban Code the location of the land in terms of NEDA

Geographic Codes. The codes express the names of regions,
provinces & municipalities/cities by code numbers.

PPCS the Philippine Plane Coordinates System which is

an adaption of the Transverse Mercator Projection. One of its
characters is the zonification of the Philippines into five
zones.
ZONE NUMBER

CENTRAL MERIDIAN

I
II
III
IV
V

117
119
121
123
125

SITE LOCATION

WHERE IS THE PROPERTY?

Indicators/locators:
1. In Urban Areas:
a. House number (new and old)
b. Name of street
occupants and
c. Name of district
the community
d. Name of barangay
e. Landmarks
-Intersection streets
landmarks
-name of building
-electric post
-fire hydrant
-kilometer post
-name of establishment
-name of trees

2. In Rural Areas:
a. Name of owner
b. Nickname of owner,
tenants as known in
c. Description of house
d. Landmarks
e. Distance from
f. Other

SITE LOCATION

HOW DO WE GET TO THE PROPERTY?

1. Transportation facilities
2. Guide

Where to stop
Where to inquire
Whom to inquire
What vehicle route to take

3. Reference letter of introduction/recommendation

4. Actual stepping
Corner monuments
Physical extent of property
Location and nature of improvements

WHO WILL GUIDE US TO THE PROPERTY?

1. Landowner
4. Tenant
2. Overseer
5. Adjoining Owner
3. Trustee
6. Knowledgeable person

SITE LOCATION
WHICH PROPERTY IS IT?
Technical Approach
1. By relocation survey
Repositioning the corners of reestablishing the
boundary lines using the bearings and distances and
areas approved by the Director of Lands or written in
the Title.
2. By verification survey
Checking the boundary lines and position of corners
of previously approved surveys.
3. By survey
A survey made for the purpose of voiding the original
approved but undecreed survey due to failure to
include all the areas claimed by the claimant.

SITE LOCATION

SEMI-SKILLED APPROACH Sketching with the use of

compass and tape,
compass and pacing and directional
estimate and pacing.
Pacing a rough method in determining the distance
between 2
points.
Determine your Pace Factor.
Layout course, mark both ends and measure its length.
Walk over the course at an ordinary gait or pace, counting and
recording the number of paces made.
Divide the length of the course by the number of paces made.
The
quotient is the Pace Factor.
- Multiply the number of paces made with the pace factor
to get the
estimated distance between two points.

SITE LOCATION

WHAT ARE FOUND IN THE PROPERTY?

Topography and elevation (value adding, beneficial or
not)
Improvements (Kinds and age)
Relation to environment (ECA)
Potential of property (HABU)

BONUS SLIDES