Survey vs Plat in Scott County: Land Buyer Essentials

Ever stared at a land map and wondered if you need a survey or a plat to move forward? If you are buying acreage or planning a split in Scott County, it can be hard to know which document matters, who creates it, and how to read the fine print. You want clear answers so you can protect your investment and avoid costly surprises. This guide breaks down surveys and plats in plain English, shows you where to find records locally, and gives you a simple checklist to use before you close. Let’s dive in.

Survey vs. plat at a glance

• Boundary survey: Shows where an existing property’s lines are located on the ground, with bearings, distances, and monuments. Prepared by a licensed land surveyor. It does not change lot lines or divide land.
• Subdivision plat: Official map that creates new lots for sale or development. Prepared by a surveyor or engineer, reviewed and approved by the county planning authority, then recorded. After recording, the plat defines the legal lot boundaries.

In short: a boundary survey maps what exists; a plat legally creates lot lines for a subdivision.

What a boundary survey includes

A standard boundary survey will typically show:

• Property lines with bearings and distances.
• Found or set monuments, such as iron pins or pipes.
• Visible site features and improvements, like homes and driveways.
• Recorded easements and rights-of-way, and any encroachments the surveyor observes.
• A surveyor’s certificate, basis of bearings, and source of title.

The legal role is to clarify where the land actually lies. Buyers, title companies, and lenders rely on it, but the survey itself does not change title or subdivide land.

What a subdivision plat includes

An approved and recorded plat will typically show:

• Lot lines, dimensions, and lot numbers for each lot.
• Street rights-of-way and widths, plus any dedications.
• Utility and drainage easements and building setback lines.
• Approval blocks for the Scott County Planning Commission and other officials.
• Surveyor and owner certificates, and a recording block.

Once recorded, the plat governs how lots are conveyed. Many deeds will reference the recorded plat for legal descriptions.

Where to find records in Scott County

Getting the right documents early can save time and money. Start here:

• Scott County Register of Deeds: Recorded plats and deeds. You can request copies to confirm legal descriptions and any plat references.
• Scott County Planning Commission / County Government: Subdivision rules, approved plats, and guidance on dividing land or dedicating roads.
• Scott County Property Assessor: Parcel maps and tax parcel numbers. Useful for orientation, though not a legal survey.
• Scott County Health Department / Environmental Health: Septic and percolation records affecting development.
• County GIS or mapping resources: Aerials and parcel outlines for general reference only.
• Title company: Title commitments, easements, and recorded instruments tied to your deed.
• Tennessee Department of Transportation (TDOT): Access permits when frontage involves a state highway.

Procedures and approval blocks can vary by county. Always confirm current processes directly with Scott County offices.

How to read key survey and plat notes

Understanding the notes helps you catch issues before you close.

Boundary survey notes to know

• Surveyor’s certificate: Sample: “I hereby certify that this map correctly represents a survey made by me on [date]... accuracy meets requirements of a boundary survey under Tennessee law.”
• Basis of bearings: Tells you the directional reference used. Sample: “Bearings are based on the metes and bounds description in Deed Book __, Page __.”
• Monuments note: Shows what corners were found or set. Sample: “Found monuments are ‘F’; monuments set are 5/8-inch rebar with cap stamped ‘Surveyor.’”
• Source of title: Links the survey to recorded deeds. Sample: “Property conveyed to [Owner] by deed dated [date], recorded in Deed Book __, Page __.”
• Easement and encumbrance note: Identifies rights across the land. Sample: “Easements shown were taken from recorded instruments listed as Exhibits A–C.”
• Improvements and encroachments: May note if a structure crosses a line. Sample: “Porch located 1.5 feet inside adjacent lot line.”
• Floodplain depiction: If shown, it will cite the FEMA map panel used.

What it means for you: different surveys can use different bearing bases, which can confuse comparisons. Ask for copies of any recorded easements listed, and verify whether any encroachments affect your plans.

Subdivision plat notes to know

• Dedication statement: Grants street or easement areas to public use upon acceptance. Sample: “Owner dedicates the streets and easements shown for public use.”
• Approval blocks: Required signatures show the plat was approved by the planning commission and other officials. A plat without approvals is not an approved subdivision.
• Building setback lines (B.S.L.): Commonly labeled front, side, and rear distances where you cannot build.
• Utility and drainage easements: Often standardized along frontages, with defined widths.
• Restrictive notes: May prohibit structures within specific easements or areas.

What it means for you: the recorded plat governs lot boundaries and certain development limits. It does not prove utility capacity or septic suitability unless specifically noted.

When you need a survey vs. a plat

Use these common scenarios to guide your next step:

• Buying rural acreage with a metes-and-bounds deed: Get a recent boundary survey to confirm lines, access, and encroachments. If a lender requires it, order an ALTA/NSPS survey and share lender requirements with your surveyor.
• Buying a lot described by a recorded plat: Review the recorded plat that defines the lot. A boundary survey can still help locate corners and check for encroachments before you build.
• Planning to subdivide or create lots: You must follow Scott County subdivision regulations and obtain planning approval for a new plat. A boundary survey and engineered plans are part of the process.
• Building or adding septic/well: Use a survey to locate setback lines, easements, and features. For septic permits, the health department will require soil evaluations and accurate site plans.
• Boundary dispute or uncertainty: Commission a boundary survey or retracement and request a title review. Survey monuments and notes often become key evidence.
• Unsure about access: Check whether the road is a dedicated public right-of-way or a private easement. Review recorded maintenance obligations and any access permits if a state road is involved.

Lenders and title companies often have specific requirements. Confirm early so the correct scope is ordered and the right exceptions are addressed.

Costs and timing: what to expect

Survey costs vary by size, shape, terrain, thickness of vegetation, and how much prior monumentation exists. More detail, topography, travel time, and ALTA certifications can increase the fee. Allow several weeks for research, fieldwork, drafting, and coordination with title and county records. If you need a new plat with county approvals, plan for a longer timeline.

Due-diligence checklist for Scott County buyers

Use this list as your step-by-step plan:

1. Get the recorded deed and parcel tax ID from the seller or the Register of Deeds.
2. Search for recorded plats or prior surveys at the Register of Deeds and request copies.
3. Order a title commitment and review all exceptions and easements.
4. Ask the seller for any existing survey. Note the date, scope, and whether corners can be re-located.
5. Engage a licensed Tennessee land surveyor early. Confirm whether you need a boundary, ALTA/NSPS, topo, or flood delineation.
6. Confirm access: public road or private easement. Check TDOT if a state road frontage is involved.
7. Verify septic and well suitability with Scott County Environmental Health and request any existing records.
8. Check flood zone status with FEMA information and ask your surveyor to show flood limits if needed.
9. If subdividing, meet with planning staff to understand minimum lot size, frontage, and required improvements.
10. Review the final survey or plat notes with your surveyor and the title company to understand easements and encumbrances.

Smart questions to ask a Tennessee surveyor

• What is the proposed scope: boundary, ALTA/NSPS, topo, or subdivision plat support?
• What records will you research, including deeds, past surveys, plats, and easements?
• Will you set monuments at all corners, and what type will you set?
• What basis of bearings will you use, and how will you reconcile it with my deed?
• Will you show floodplain limits or coordinate wetland delineation if needed?
• What is the timeline and fee, and will you provide a written scope and a digital copy for the title company or county?

Common pitfalls to avoid

• Relying on county GIS or tax maps for exact boundaries. These are for assessment, not legal surveying.
• Assuming a recorded plat confirms utility capacity or septic suitability. It often shows easements, not soil approvals.
• Overlooking whether access is a public right-of-way or a private easement with maintenance obligations.

How we can help

Buying land in Scott County is exciting, but the steps can feel technical. A clear plan with the right professionals makes all the difference. If you want local guidance, vendor referrals, or a second set of eyes on your due diligence, reach out to our team. We work this process every day with rural buyers across the Upper Cumberland and can help you move forward with confidence.

Ready to talk through your land goals and next steps? Connect with Lisa Ann Garrett -Mitchell Real Estate & Auction Co., LLC for local insight and a practical plan.

FAQs

What is the difference between a survey and a plat in Scott County?

• A boundary survey maps the exact lines of an existing parcel, while a subdivision plat legally creates and records new lots after county approval.

Do I need a new survey if my deed references a recorded plat?

• The plat defines the lot, but a boundary survey can mark corners and check for encroachments before building or fencing.

How do I find a recorded plat or deed for a Scott County property?

• Visit or contact the Scott County Register of Deeds for recorded plats and deeds, and ask your title company for copies of referenced documents.

How long does a survey take and what affects cost?

• Expect several weeks. Size, terrain, vegetation, monument quality, detail requested, travel time, and ALTA requirements all influence price and timing.

Can county GIS or tax maps replace a legal survey?

• No. GIS and tax maps are helpful for reference, but they are not precise and cannot substitute for a licensed boundary survey.

What should I ask a Tennessee surveyor before hiring?

• Confirm scope, timeline, fees, what monuments will be set, which records will be researched, basis of bearings, and whether digital files and flood data are included.