Land Development & Mapping
Parcel & Subdivision Maps
Tentative, parcel, and final maps that take your land division from first sketch to recorded, sellable lots.
What is a parcel map?
A parcel map is a recorded map, prepared by a licensed land surveyor or civil engineer, that divides land into new legal lots in California, usually four or fewer.
Subdivision map is the general term for the tentative, parcel, and final maps the Subdivision Map Act regulates. In everyday use, a parcel map is often called a lot split, and a final map a tract map.
It is not the county assessor's map, which numbers parcels for tax assessment (Rev. & Tax. Code §327). The map is typically drawn from a boundary survey that retraces the existing lines.
Deliverables
What's included in a parcel or subdivision map
Scope follows the map path and agency checklist. Typically included:
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Map path review
Which path fits: parcel map, tract map, SB 9 split, or a waiver.
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Title & record research
Title report, deeds, and recorded maps that define the existing boundary.
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Boundary & topo survey
Field-measured property lines, monuments, existing features, and ground elevations.
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Tentative map
Proposed lots, streets, easements, and utilities drawn to the agency's checklist.
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Parcel or final map
The recordable map with bearings, distances, required statements, and signature blocks.
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Map check & closure
Closure calculations and responses to the agency's map-check comments.
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Easement descriptions
Legal descriptions and plats for off-site easements and dedications granted by separate document as map conditions.
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Monumentation
Lot corner monuments, set before recording or later under posted security.
When do you need a parcel or subdivision map?
Dividing land for sale, lease, or financing generally requires a recorded map.
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Splitting into two to four lots
Usually a parcel map; in single-family zones, SB 9 may allow a ministerial two-lot split.
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Subdivisions of five or more lots
Generally a tentative and final (tract) map, often with improvement plans.
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Five or more condominium units
A tentative and final map, unless a local waiver ordinance covers a single-parcel condominium project (Gov. Code §66428(b)).
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Small-lot housing under SB 684
Qualifying projects of up to 10 parcels and units get ministerial review (§66499.41). See planning and entitlements.
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Buying land to subdivide
Check lot legality, zoning, and the map path before closing. See feasibility studies.
Only moving a line between existing parcels? A lot line adjustment (four or fewer adjoining parcels, no new lot) needs no subdivision map (Gov. Code §66412(d)). See lot line adjustments.
Process
How a parcel or subdivision map gets recorded
From first review to recorded lots.
Choose the map path
We research lot legality and zoning and recommend a map path. Where legality is unclear, the city or county can issue a certificate of compliance.
Research and survey
After record research, boundary and topographic surveys capture the lines, monuments, and grades the maps need.
Prepare the tentative map
We draw the proposed layout to the agency's checklist; the agency decides, typically with conditions of approval.
Meet the conditions
Conditions may include improvement plans, dedications, soils reports, and fees. Unfinished public improvements need an agreement and security before final map approval.
Prepare the recordable map
We revise the map through the county surveyor's, city engineer's, or city surveyor's map check.
Approve, record, and monument
The agency approves the map, the county recorder records it, and any deferred monuments follow by the date on the map.
California rules
California requirements for parcel and subdivision maps
The Subdivision Map Act sets statewide rules; local ordinances add the details.
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Gov. Code §66426, §66428
Five or more lots usually means a tract map
A subdivision creating five or more parcels or condominiums generally needs a tentative and a final map (§66426). Most divisions of four or fewer parcels use a parcel map; local ordinance decides whether a tentative map comes first (§66428).
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Gov. Code §66434, §66442, §66445, §66450
Prepared by a licensee, checked by the county or city
A registered civil engineer or licensed land surveyor prepares or directs the map (§66434, §66445). The county surveyor, or in a city the city engineer or city surveyor, certifies it; only someone authorized to practice land surveying may certify it technically correct (§66442, §66450).
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Gov. Code §66452.6, §66463.5; SB 1169 (2026)
Tentative maps expire
An approved tentative map for a final map lasts 24 months, plus up to 24 by local ordinance (§66452.6). Starting January 1, 2027, SB 1169 makes that 48 plus up to 36 for maps not expired by December 31, 2026. Parcel-map tentatives stay at 24 plus up to 12 (§66463.5).
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Gov. Code §66411, §66411.1
Local rules set design and improvements
Cities and counties regulate subdivision design and improvements by ordinance (§66411). For four or fewer parcels, improvements are limited to dedications, easements, and reasonable improvements for the new parcels, and construction generally waits for a development permit (§66411.1).
Requirements vary by city and county. Local ordinances set tentative map rules, who approves the map, hearing procedures, checklists, and fees; the agency also conducts any environmental review state law (CEQA) requires.
Sources & references
- Government Code §66426: when a tentative and final map is required (California Legislative Information)
- Government Code §66445: parcel map preparation and contents (California Legislative Information)
- Government Code §66452.6: expiration of tentative maps (California Legislative Information)
- Government Code §66411.7: SB 9 urban lot splits (California Legislative Information)
- SB 1169 (Stats. 2026, ch. 423): tentative map expiration, effective January 1, 2027 (California Legislative Information)
Last reviewed .
Parcel and subdivision map FAQs
What is the difference between a parcel map and a tract map?
A parcel map and a tract map differ mainly in lot count. A subdivision creating five or more parcels or condominiums generally needs a tentative map and a final map, often called a tract map (Government Code §66426). Most divisions of four or fewer parcels record a parcel map, as do some larger ones, such as those where each parcel is 20 acres or more with approved access.
Who can prepare a parcel map in California?
A parcel map in California must be prepared by, or under the direction of, a registered civil engineer or licensed land surveyor (Government Code §66445). Only civil engineers registered before January 1, 1982 may do the boundary survey behind the map without a land surveyor license (Business and Professions Code §8731).
How long is a tentative map valid in California?
A tentative map for a final (tract) map lasts 24 months, plus up to 24 by local ordinance, and extensions requested before it expires can add up to six years (Government Code §66452.6). SB 1169 raises that to 48 months plus up to 36 from January 1, 2027, for maps not expired by December 31, 2026. A tentative map for a parcel map stays at 24 months plus up to 12 (§66463.5).
Can I split my lot under SB 9?
An SB 9 urban lot split divides a single-family-zoned lot into two parcels through a parcel map approved ministerially, without discretionary review (Government Code §66411.7). Each new parcel must generally be at least 1,200 square feet and 40 percent of the original lot. Most applicants sign an affidavit of intent to occupy one unit as a principal residence for three years. Location and site limits apply, and the agency must decide within 60 days of a complete application or it is deemed approved (§66411.7(b)).
Can I sell a lot before the parcel map is recorded?
A lot that requires a parcel or final map generally cannot be sold, leased, or financed until the map is recorded (Government Code §66499.30), though a contract expressly conditioned on its approval and recording is allowed. Once recorded, the map serves as a certificate of compliance for the parcels it creates (§66499.35(d)).
What affects the cost and schedule of a parcel or subdivision map?
The cost and schedule of a parcel or subdivision map depend on the number of lots and type of map, boundary and title history, terrain, any hearing or environmental review the agency requires, and conditions of approval such as improvements. Share the address or assessor's parcel number, a title report, and your plans; the proposal then sets scope and timing.