Why Do the Bearings on My Survey Look Different Than My Deed?

Understanding North, Bearings, and What Really Matters in a Land Survey

One of the most common questions we get from clients is:

"Why do the bearings on my new survey not match what’s written in my deed?"

The short answer? It’s all about which “North” you're using.

Magnetic North vs. Geodetic North

Older surveys and deeds often used magnetic North as their reference. Magnetic North is based on the Earth's magnetic field—and that shifts over time and location. Think of it like a compass: it points toward the magnetic pole, which moves a little every year.

At Glaspy Land Surveying, we use geodetic North, which is tied to the Earth’s shape and rotation, not the magnetic field. It's a more stable, GPS-compatible reference and has become the standard in modern surveying.

So, when we lay out your property lines using geodetic North, the bearings (the directions of your boundary lines) may appear different from what’s written on a decades-old deed that was drawn using magnetic North. But don't worry—the property hasn’t moved, and your corners haven’t changed.

What Really Matters: Interior Angles and Distances

Even though the bearings might not match exactly, the interior angles (the angles between your boundary lines) and the distances (measured in feet or meters) still define the same shape. It’s like rotating a puzzle piece—the orientation changes, but the shape doesn’t.

That’s why we place so much importance on accurate field measurements and monumentation (physical evidence on the ground), not just what's written on paper. Your land is defined by its real-world boundaries, not just the direction numbers in a legal description.

Why This Matters to You

• You aren’t losing or gaining land—it’s just being measured with updated tools and standards.

• New surveys help align your property data with modern mapping, zoning, and permitting systems.

• Understanding the basis of bearing helps reduce confusion when comparing old records to new ones.

In Summary

Different bearings don’t mean your property lines are wrong. They just reflect the evolution of surveying methods—from compasses and magnetic North to GPS and geodetic North. At Glaspy Land Surveying, our job is to tie your legal description to what’s actually on the ground, using the most accurate methods available today.

If you have questions about your survey or deed—or just want to better understand your property—we’re always here to help.