Land Surveying
Record of Survey & Corner Records
Your boundary survey filed on the public record, so owners, lenders and future surveyors can find the same corners and see the evidence.
What is a record of survey?
A record of survey is a map that a licensed land surveyor files with the county surveyor to document a boundary survey: the monuments found or set, the lines established, and any conflicts with earlier recorded maps.
Often abbreviated RS or ROS, a filed record of survey is public: title officers, attorneys, neighbors and later surveyors use it to see which monuments control a line.
A corner record is its smaller companion: a single-sheet form documenting corners found, set or reset, often after a boundary survey, a control survey or street work. Neither moves a property line or creates a parcel, and state law decides which one, if either, must be filed.
Deliverables
What's included in a record of survey or corner record
Scope is set in each proposal. A filing typically covers:
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Record research
Deeds, recorded maps, earlier records of survey and corner records for your parcel and neighbors.
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Boundary fieldwork
A search for existing monuments and boundary evidence, measured and analyzed against the record.
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Monuments set & tagged
Durable monuments where corners need them, each tagged with the licensee's L.S. or R.C.E. number.
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Record of survey map
A signed, sealed map, 18 × 26 inches, showing monuments, bearings, distances and basis of bearings.
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Corner records
Corners found, set or reset, documented on the state licensing board's corner record form.
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County review & filing
Submittal to the county surveyor, answers to examination comments, and resubmittal until filed.
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Monument preservation
Monuments referenced before street or utility work and reset or witnessed after, with records filed (§8771).
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Filing reference & files
The recorded book and page or document number, plus PDF copies for your files.
When do you need a record of survey or corner record?
State law decides when filing is mandatory. Common triggers:
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Setting corners no map shows
Establishing or setting points or lines no recorded map shows or locates makes filing mandatory (§8762(b)(4)).
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Deed-described parcels
Points or lines set on a deed-described parcel require filing when no recorded map shows them (§8762(b)(5)). See legal descriptions.
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Monumenting a lot line adjustment
A record of survey is required only if §8762 applies (Gov. Code §66412(d)). See lot line adjustments.
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ALTA/NSPS land title surveys
Lender and title surveys follow the same filing rules. See ALTA/NSPS surveys.
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Street, utility and frontage work
Monuments are referenced before work and reset or witnessed after, with a corner record or record of survey filed (§8771). See construction staking.
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Replacing a missing tract corner
A retracement that finds enough monuments and no material discrepancy needs only a corner record (§8765(d)).
A record of survey showing new parcels needs a county or city certificate of Subdivision Map Act compliance to be filed (§8762.5); new lots take a parcel or subdivision map.
Process
How a record of survey gets filed
From record research to a filed map.
Research the record
We pull deeds, recorded maps, earlier surveys and corner records for your parcel and its neighbors.
Search for monuments
Field crews search for and measure monuments and evidence, typically with GNSS (satellite positioning) receivers and total stations.
Analyze the boundary
The licensed surveyor weighs the evidence against the record, resolves the lines, and decides which filing is required.
Set and tag monuments
Durable monuments go in where corners are missing, each tagged so future surveyors can trace who set it (§8772).
Prepare and submit
The surveyor drafts the map or corner record and submits it to the county surveyor by the statutory deadline, or sends a delay letter first (§8762(c)–(d)).
County examination and filing
The county surveyor checks math and content and returns comments. The revised document is filed, with any unresolved differences noted, and you receive the reference.
California rules
California requirements for records of survey
Both documents are governed by the Professional Land Surveyors' Act (Business and Professions Code §§8700–8805).
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Bus. & Prof. Code §8762(a)–(b)
When filing is mandatory
Filing a record of survey is mandatory when the field survey finds material evidence or physical changes not shown on recorded maps, a material discrepancy with them, or evidence that could put lines or points in materially different positions, or when it establishes or sets points or lines no recorded map shows. Otherwise it is optional.
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Bus. & Prof. Code §8762(c)–(d)
90 days to file
A required record of survey is due within 90 days after boundary monuments are set or fieldwork ends, whichever comes first. For delays beyond the surveyor's control, the surveyor must send the county surveyor a letter with reasons and an estimated date before the deadline.
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Bus. & Prof. Code §§8766–8768
County examination, then filing
The county surveyor examines the map within 20 working days, or longer if agreed, checking math and required content, not requiring a field check. A compliant map goes to the county recorder; unresolved differences are noted on it, and it is filed anyway.
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Bus. & Prof. Code §8773; 16 CCR §464
Corner records
A corner record is a single-sheet state licensing board form filed with the county surveyor within 90 days. It is required for Public Land Survey System corners found, set, reset or used as control (a reestablished lost corner takes a record of survey instead) and for corners set, reset or found different from the record in a §8765(d) retracement. Otherwise it may be filed for any property corner.
Fees, submittal format, checklists and review times vary by county, so confirm your county surveyor's current rules.
Sources & references
- Business and Professions Code §8762, record of survey filing and the 90-day deadline (California Legislative Information)
- Government Code §66412(d), lot line adjustments and records of survey (California Legislative Information)
- Business and Professions Code §8773, corner records (California Legislative Information)
- 2026 Board Rules, 16 CCR §464: Corner Record (Board for Professional Engineers, Land Surveyors, and Geologists)
- 2026 Professional Land Surveyors' Act, Business and Professions Code §§8700–8805 (Board for Professional Engineers, Land Surveyors, and Geologists)
Last reviewed .
Record of survey and corner record FAQs
Is a record of survey required for every boundary survey?
A record of survey is required when a boundary survey meets a condition in Business and Professions Code §8762(b), such as setting points no recorded map shows or finding a material discrepancy with one. A survey that retraces a recorded map, finds no material discrepancy and finds enough monuments files a corner record instead for any corners set, reset or found different from the record (§8765(d)).
What is the difference between a record of survey and a corner record?
A record of survey is an 18-by-26-inch map of a boundary survey's results, filed by the county recorder after county surveyor review. A corner record is a single-sheet form documenting individual corners found, set or reset, filed with the county surveyor. Each is due within 90 days when required (§8762(c); 16 CCR §464(d)).
Does a record of survey change my property lines?
A record of survey does not move property lines or create parcels. It documents a licensed surveyor's opinion of where existing lines are and the evidence behind it. Changing lines takes an approved lot line adjustment or a new parcel or subdivision map.
Who can prepare a record of survey in California?
A record of survey in California must be prepared by, or under the responsible charge of, a licensed land surveyor or a civil engineer registered before January 1, 1982 (§§8731, 8761). The licensee signs and seals the map and tags each property-line monument set with the L.S. or R.C.E. number (§8772).
How do I find an existing record of survey for my property?
An existing record of survey is a public record, filed and indexed by the county recorder and indexed by location by the county surveyor (§§8770, 8774.5). Not every parcel has one, because state law requires filing only in certain situations.
What affects the cost and schedule of a record of survey?
The cost and schedule of a record of survey depend on the quality of record maps and deeds, how many monuments survive, terrain and access, corners to set, discrepancies to resolve, and county fees and review. Share your parcel number, deed and purpose; the proposal then sets scope and timing.