PROPERTY SURVEYS

SCHEMATIC DIAGRAM:
CONSTITUTION

AGRICULTURAL MINERAL FORESTAL/PARKS

PROPERTY SURVEYS
CONTROL SURVEYS

CADASTRAL SURVEYS ISOLATED SURVEYS OTHER SURVEYS

CAD PLS PUBLIC PRIVATE MINES FOREST

GSS/TS*GS L H S F PSU PSD PCS 957/220 ARS

SURVEYING INSTRUMENTS

i
 TABLE OF CONTENTS

PAGE

SCHEMATIC DIAGRAM i

INTRODUCTION 1

A. PRACTICE OF GEODETIC ENGINEERING 3

B. CONTROL SURVEYS 3
A. Classes
B. Accuracy
C. Traverse Specification

C. CADASTRAL SURVEYS 7
A. Kinds
B. Cadastral Survey Execution
a) Pre-execution Phase
b) Execution Phase
c) Post-field Operation Phase

D. KINDS OF MONUMENTS 9
A. Reference Monuments
B. Lot Corner Monuments

E. MAPS AND PLANS 11

A. Types of Maps
B. Project Control Maps

F. ISOLATED SURVEYS 14
A. Classes
B. Survey Authority
C. Ground Survey
D. Survey Return Preparations

G. SURVEYING INSTRUMENTS 24
A. Types
B. Calibration and Registration

H. MINERAL LAND SURVEYS 26

A. Survey Order
B. Corner Establishment / Monumenting
C. Survey Return Preparation/ Verification and Approval
D. Projection

ii
I. FORESTLANDS AND NATIONAL PARK / PROTECTED AREAS 26
AREAS (FPA) DELIMITATION SURVEYS

1. Survey Control
2. Perimeter Survey
3. Inter-Block Tie-Line
4. Survey Returns
5. Monumenting
6. Verification and Approval

J. APPENDICES 27

A. Common Survey Symbols

B. Common Monuments Used
C. Common Lapses In Property Surveys

iii
 PROPERTY SURVEYS
(Sub-MODULE 2-B)

I. INTRODUCTION

Survey is a basic and mandatory requirement in land registration. Our

laws mandate that no Certificate of Title (OCT/TCT) shall be issued without an

approved Technical Descriptions by the Director of Lands or by the

Commissioner of the Land Registration Commission (now LRA), hence, Property

Survey is a must in the practice of our profession.

Property, as defined, is anything that is the object of appropriation. It may

be immovable (real) or movable (personal). In our discussion we will limit

ourselves to real property or specifically to “land”.

Property ownership may be of public or private. Public owner\ship or

public dominions are those government properties intended for public use and

private ownership consists of all property belonging to private persons either

individually or collectively. There are government properties which are for the

development of national wealth and public service but not for public use. These

are called Patrimonial Property.-the private property of the government.

In consideration of the above properties our Module shall cover public and

private land surveys.

Our “OBJECTIVES”, therefore, at the end of this session, is for you, be:

1. Acquainted on the different rules and regulations governing property

surveys.

2. Conversant on their applications to a given situation.

1
 3. Aware of the standard output for every kind of surveys.

4. Knowledgeable on the kind of instruments to use and the applicable

procedures to adopt.

5. Updated on your knowledge on their technical aspects in the practice of

the geodetic engineering profession.

SCOPE AND COVERAGE:

This Lecture shall cover the general policies and standards on: control

surveys, cadastral surveys, isolated surveys, mineral land surveys, and

forestland and protected areas/ national parks delimitation surveys.

REFERENCES:

As this Module deals principally on the actual practice of the profession,

we are generally governed by the Revised Regulations on Land Surveys (DAO

#2007-29) dated 7/31/07 and (DENR Administration Order No. 98-12) dated

March 12, 1998, The Manual for Land Surveying Regulations in the Philippines.

The “Course Outline” was abridged just to cover substantially the subject

matter within the mandated period of twenty four (24) hours pursuant to the

implementing Rules and Regulations of RA-9200, the Geodetic Engineering Act.

2
A. PRACTICE OF GEODETIC ENGINEERING ( Section 9)

1) Professional Regulation Commission (PRC)

Requirements, shall be a holder of valid:

1. PRC registration
2. PRC identification card

2) Geodetic Engineers of the Philippines (GEP)

Requirements, shall be a holder of valid:

1. Active membership card

2. Current Professional Tax Receipt (PTR)
3. Tax Identification Number (TIN)

B. CONTROL SURVEYS (Section 4)

Surveys conducted to determine the horizontal and vertical positions of

points which will form part of a geodetic network or project controls over an area

which will form part of a geodetic network or project controls over an area which

will subsequently become the basis in determining the rectangular coordinates in

an area.

1. Classes of Control Surveys

a) Geodetic Control Surveys- surveys conducted covering extensive

areas which takes into account the curvature and spheroidal shape

of the earth at sea level for the purpose of establishing basic

network of reference points, covering the first and second order

controls by the following methods:

 Global Navigational Satellite System (GNSS)

3
 Most popular of which is the Global Positioning

System (GPS) which provide autonomous geo-spatial

positioning with global coverage.

 Triangulation – by measuring angles of the network using

directional instruments. (Theodolites)

 Trilateration – by measuring the sides of the network using

electronic distance measuring (EDM) device.

 Geodetic Traverse- a combination of the above by

measuring angles and distances.

2. Accuracy Standard

Nominal
Accuracy Relative Error Linear Error Spacing Vertical Accuracy
4.80 mm
1st Order 1/100,000 1 cm/km 50 km x D
8.40 mm
2nd Order 1/50,000 2 cm/km 25 km x D
12.00 mm
3rd Order 1/20,000 5 cm/km - x D
- -
4th Order 1/10,000 10 cm/km

b) Project Control Surveys – surveys conducted to establish the

positions of points of reference for projects with a limited

geographic coverage, such as a municipality, a large tract of land, a

group settlement, or group of municipalities. These are classified

as: primary control (3rd order), secondary control, (4th order) and

tertiary control.

4
2. Accuracy Standard

Accuracy
Accuracy Area to be Geodetic Relative Linear Vertical
Control Controlled Control Error Error Accuracy
Hectares
Primary Over 15,000 3rd Order 1/20,000 5cm/km 12 mm
Control x  km

Secondary 1,500-15,000 4th Order 1/10,000 10 cm/km

Control
- 1/5,000
Tertiary Less than 20 cm/km
Control 1,500

3. Traverse Specification – using conventional instruments

TRAVERSE
SPECIFICATION
PRIMARY SECONDARY TERTIARY

Stations Spacing 100-1000M 100-500M As required

Angular error not to 2.5”  P 10”  S 30”  T

exceed

No. of observations: 2 1 As required

Positions with 1” Theo,

Sets with 20” or 30” transit 6 D/R for interior 4 D/R for interior Clamped plate
and exterior angle for circuit
angles and loop traverse
clamped

** Linear error of closure 0.0001 Pp 0.0002 Ps 0.05 t

not to exceed (5cm per km) (10cm per km) (20cm per km)

Azimuth reading 1” 10” to 15” 30” to 1 minute

Instrument least reading 1” Theo or 20” to 1” Theo 20” to 30” 1 minute transit
30” transit transit

Astronomic obsn: 8 or 4, am. and, 4 4 or 2, am and 2,

No. of series night or day pm. pm

Probable error of astro. 5” 10” 15”

Obsn not to exceed
5
Azimuth checks not to 20” 30” As required
exceed

No. of stations between

azimuth checks not to 25 35 50
exceed

*** Distance Measurement Nearest mm, with Nearest mm, with Nearest cm.
Cs, Ct, Cp Cg and Cs, Ct, Cp Cg and measured once
Csl measurement Csl measured
twice twice

Probable error or distance 1:40,000 As required As required

measurement no to
exceed
12.0 mm,
Vertical accuracy multiplied by the
square roots of the
Distance

Relative error after 1:20,000 1:10,000 1:5,000

azimuth adjustment

*P, S, T is the no. of stations

** P p, P p, P t is the perimeter of the control
***Cs, Ct, Cp. Cg, & Csl is correction due to sag, temperature, pull, grade & sea level

SPECIFICATION TRIANGULATION

Spacing of stations not to 1-3 km 1 km Consistent with good

exceed sighting

Angular observations 2 2 As required

Position with 1” theodolite

Set with 20-30” transit 6 D/R for 4 D/R for 2 D/R

interior interior and
exterior angle

Triangle closure not to 5” 10” 30”

exceed Base Measurement

Probable error 1:40,000 As required As require

Not to exceed

Check on based not so 1:20,000 1:10,000 1:5,000

exceed
6
C. CADASTRAL SURVEYS: (Section 5)

Surveys made to determine the meter and bounds of all parcels within an

entire municipality or city for land registration and other purposes.

1. Kinds of cadastral surveys

a) Numerical Cadastre-wherein bearings and distance of the

individual lots are determined from the computations based on the

actual ground survey.

b) Graphical Cadastre - wherein bearings and distances are

determined using transit and stadia, scaling from photo map,

and other graphical methods.

c) Public Land Subdivision-subdivision of A&D lands covering an

area of more than 1,500 hectares.

2. Cadastral Survey Execution

a) Pre-Execution Phase

 Survey Order

 Information, Education, Campaign

 Gathering of Data, Documents and other References

b) Execution Phase

 Office Establishment

 Posting of Notices

 Project Control Establishment

 Systematic Adjudication Process (DAO# 2007-09)

 Sketching and Monumenting

7
  Lot Surveys

 Astronomical Observations

c) Post Field-Operation Phase

 Computations

 Maps and Plans

 30-day Notice

 Preparation of Survey Returns

 Preparation of Final Report

 Submittal of Survey Return for Verification and Approval

D. KINDS OF MONUMENTS (Section 34)

A. Reference Monuments

1) Geodetic Control Monuments

2) Bureau of Lands Location Monuments (BLLM)

3) Bureau of Land Boundary Monuments (BLBM)

4) Political Boundary Movements

a) Provincial Boundary Monuments (PBM)

b) City Boundary Monuments (CBM)

c) Municipal Boundary Monuments (MBM)

d) Barangay Boundary Monuments (BBM)

8
 5) Triangulations Station established by:

a) Bureau of Lands/lands Management Services

b) BCGS/ NAMRIA

c) United States Army Corps of Engineers

d) US Coast and Geodetic Survey

e) Other organizations, the work of which is of acknowledged

standard

6) Primary stations of approved Cadastral Surveys

7) Friar Lands references Monuments (Mon and Old Survey

Monuments (OSM)

8) Church towers, historical monuments and other prominent

permanent structures of known position;

B. Lot Corner Monuments

1) Standard concrete monuments

2) Concrete posts which are part of the fence when not less than

ten centimeters in diameter, or metal pipes not less than two

centimeters in outside diameter.

3) Living edible fruit trees not less than fifteen (15) centimeters in

diameter or trees belonging to the first group (as per Forestry

Timber Classification) with diameter from fifteen to fifty (15-50

centimeters.

9
 4) points of masonry or concrete walls.

5) Immovable or fixed hard rock or boulders with exposed surfaced

of more than one meter in diameter.

6) Pegs either made of wood or steel, being of a composition that

will resist destruction by fire, natural corrosion or decay with at

least 50 millimeters square in cross-section for at least 100

millimeters from the top and not less than 400 millimeters in

length.

E. MAPS AND PLANS (Article 9)

1. Types of Maps (Section 36)

a. Base Map – shall be a map showing certain fundamental

information, used as a base upon which additional data of

specialized nature are compiled. The standard base maps of the

Philippines shall be classified into regional, provincial, city,

municipal and barangay boundary map. For those with

approved cadastre, the base maps shall be Municipal Boundary

and Index Map (MBIM), Barangay Boundary and Index Map

(BBIM), and Cadastral Maps (CM).

b. Cadastral Map- are those which shows all lots and other details

of the cadastral survey within the quadrant.

10
c. Land Information Map (LIM) – is a national standard spatial index

map showing all land parcels covered by Cadastral and Isolated

Surveys over a specific map area with their UPI. This is formerly

referred to as the Cadastral Information Map (CIM).

d. Planimetric Map-shall be a map which shows, the correct

horizontal position of natural and man-made features.

e. Photo Map- shall be a continuous representation of the ground

obtained by assembling together individual photographs taken

from an aircraft, into a composite picture, scale and the effects

of tilt are corrected. If gridlines, contour lines, boundaries, place

names, and marginal informations have been added or

overprinted, it shall be known as Orthophoto Map.

f. Projection map- shall be a map wherein submitted surveys are

plotted to detect the relative positions of surveys conducted.

g. Thematic Map-shall be a map which represents a particular

theme or subject, such as vegetation, forest cover, soils, slope,

etc.

h. Topographic map-shall be a map which shows configuration on

the earth’s surface called Relief, and natural features thereon

that include physiographic features, bodies of water, vegetation,

and man-made features as roads and buildings.

11
2. Project Control Maps (Section 37) – are maps showing the main and

subsidiary controls in a specific project. The survey map shall be

prepared on reproducible materials of stable base such as drafting film

0.03 mm with polyster or mylar base. The standard format dimensions

and fonts shall be as prescribed in the Manual of Procedures.

3. Political Boundary Control Map (Section 38) - The political boundary

map (PBM) shall be prepared on a reproducible material of stable base

as approved for official use by the LMB. This map shall be submitted to

the LMB/LMS together with the approved political boundary control

map and computations. If computerized print-out map, a digital copy of

the said map shall also be submitted. The political boundary map shall

be prepared in accordance with the Manual of Procedures.

4. Cadastral Progress Map (Section 39) – The progress map based on

the control survey of the project shall be made on reproducible

materials of stable base as prescribed in the Manual of Procedures.

5. Cadastral Maps (CM) Section 40)- The CM, as a base map, shall

serve as the primary source of land cadastre.

6. Barangay Boundary and Index Maps (BBIM) (Section 41)- is a base

map coextensive with a cadastral case for each barangay prepared for

each cadastral case (one barangay is equal to one case) in a

convenient scale on drafting film or other stable transparent materials

in the same size as a cadastral map. Other pertinent information shall

be included as required by the Manual of Procedures.

12
 7. Municipal Boundary and Index Maps (MBIM) (Section 42)- is a base

map coextensive with the boundary of the cadastral project covering

the entire municipality drawn in a convenient scale on drafting film or

other stable transparent materials in the same size as a cadastral map

and showing other pertinent information as required by the Manual of

Procedures.

8. Orthophoto Map (OPM) (Section 43)- OPM shall serve a dual purpose

of positioning points to facilitate the survey of land parcels in difficult

areas where it satisfies the accuracy standard set by the principle of

graduated accuracy, consistent with land use, as may be specified by

instructions, or provide graphical positioning of unavailable map detail

for completion of the LIM. Detailed instructions on the procedures shall

be issued by the LMB Director.

Geodetic Engineers shall submit their original plans properly prepared, the

masthead filled up, signed and sealed. TIN, PTR, PRC ID Numbers should be

indicated in the Survey Plan.

F. ISOLATED SURVEYS (Section 6)

Surveys made to determine the metes and bounds of individual or group

of small parcels of lands used for agricultural, residential, commercial,

resettlement, or other purpose covering areas not more than 1,500 hectares.

1. Classes of Isolated Land Surveys

a. Group settlement/Townsite Subdivision Surveys-shall refer to

the subdivision of A and D lands of not more than 1,5000

hectares into 50 parcels or more.

13
b. Public Land Surveys – shall refer to all original surveys covering

A ad D lands which has not been subject to private rights nor

devoted to public use pursuant to the provisions of public land

laws.

c. Amendment Surveys-shall refer to the survey covering

untitled/undecreed properties by changing the number of lots

thereof without affecting the original technical description of the

boundary.

d. Government Land Surveys- shall refer to the surveys of parcels

of land, administered by or belonging to the National

Government or any of its branches and instrumentalities, which

include:

1. Friar Lands Estates Surveys – shall refer to the surveys on

the lands purchased by the government from the Religious

Orders and private corporations from 1904 to 1913, for

distribution to actual occupants and bonafide settlers

pursuant to Act 1120 otherwise know as the “Friar lands

Act;”

2. National Government Lands Survey- shall refer to the

surveys of all pertinent properties owned by the government

not intended for public use; and

3. Local Government Units (LGU) Land Surveys-shall refer to

the surveys on the lands acquired by the provincial,

city/municipal, or barangay government pursuant to the

14
 Republic Act 7160, otherwise known as the “Local

Government Code of 1991”, and other pertinent laws which

are not needed for public purposes.

e. Conversion Survey- shall refer to the surveys conducted for the

purpose of transforming/converting the lots covered by approved

graphical cadastral surveys, cadastral mapping(Cadm) and

photocadastral mapping (PCam), into numerical or regular

cadastral lots, with a computation and plotting in the system of the

cadastral project.

f. Other Land Surveys- shall refer to the surveys of determining the

metes and bounds of parcels not included in the enumeration above

and intended for a specific purpose.

g) Private Land Surveys - surveys covering lands claimed or owned

by an individual, partnership, corporation or any form of organization,

undertaken for purposes of original or subsequent land registration,

classified as follows:

* PSU - private survey of lands claimed as private ownership

intended for original registration.

* PSD - subdivision survey of titled / decreed property into two (2)

or more lots.

* PCS- Consolidation-subdivision, surveys of title / decreed parcels.

* PCS - consolidation surveys of titled / decreed parcels into one

parcel.

15
 * Subdivision Projects - a subdivision or consolidation – subdivision

survey of titled / decreed parcels pursuant to PD-957 or BP -220, intended

for sale to the public.

1. Housing Subdivision - surveys intended for residential purposes, with

the following standards:

Minimum Lot Areas ( in square meters)

PD 597 BP 220
Type of Housing Open Medium
Unit Market Cost Economic Socialized

Single Detached 120 100 72 64

Duplex/Single
Attached 96 80 54 48

Row house 60 50 36 32

Minimum Lot Frontage (in meters)

Type of Lot PD 957 BP 220

A. Single Detached

* Corner Lot 12 8

* Regular Lot 10 8

* Irregular Lot 6 4

* Interior Lot 3 3

B. Single Attached/Duplex 8 6

C. Row House 4 4
16
 Road Right-of –way for PD 957 (in meters)

Project Size Range

(has) Open Market Medium Cost Housing

Major Collector Minor Major Collector Minor

2.5 has & below 10 - 8 10 - 8

Above 2.5 - 5 has. 12 10 8 10 - 8

Above 5 – 10 has. 12 10 8 12 10 8

Above 10-15 has. 12 10 8 12 10 8

Above 15 -30 has. 15 12 10 12 10 8

Above 30 has. 15 12 10 15 12 10

Road Right-of –way for BP 220 (in meters)

Project Size Range

(has) Open Market Medium Cost Housing

Major Collector Minor Major Collector Minor

2.5 has & below 8 - 6.5 10 - 6.5

Above 2.5 - 5 has. 10 - 6.5 10 - 6.5

Above 5 – 10 has. 10 8 6.5 12 - 6.5

Above 10-15 has. 10 8 6.5 12 8 6.5

Above 15 -30 has. 12 8 6.5 12 8 6.5

Above 30 has. 15 10 6.5 15 10 6.5

17
 Parks and Play Ground

Economic Housing
Density Allocation (% of gross
(No. of lots /DU* area for PP**)
Per hectare

150 and below 3.5%

151 – 160 4%

161 – 175 5%

176 – 200 6%

210 – 225 7%

Above 225 9%

* Dwelling units
** Parks and Playground

Shelter Component

Type of Housing PD 957 BP 220

Unit Open Medium
Market Cost Economic Socialized

Single Detached 42 30 22 18

Duplex/Single
Attached 42 30 22 18

Row House 42 30 22 18

18
 Minimum Level of Completion

Type of Housing PD 957 BP 220

Unit Open Market / Economic Socialized
Medium Cost Housing Housing
Shell house
 Single Complete Complete (with doors
Detached House (based House (based And
 Duplex /Single on the On the Windows
Attached Submitted Submitted And to
 Row House Specifications) Specifications) Enclose the
Unit)

2. Farm Lot Subdivision - surveys intended principally for leisure farm

standards:

Parameters Minimum Standards

1. Area 750 sq.m.

2. Buildable Area (Structures) 25 %

3. Roads Major Minor Alley

a) Width 10 m 10 m 3 m

b) Carriageway 6 6 3

c) Lanes (both side) 2 2 ---

d) Lines Canal variable variable

optional

e) Pavement Macadan

4. Farm Produce Center 200 sq.m.

19
3.) Memorial Park Subdivision surveys for burial plots and standards

1. Roads Major Minor

a) Width 8.0 m 6.5 m

b) Carriageway 6.0 6.5 m

c) Cul – de – Sac 6.0 4.5

d) Pathways :

* One Has. Project 2 m (no roads)

* Above one Ha. 1 m

* Concrete / Macadan
2. Burial Plots

a) Width 1.0 m

b) Length 2.44 m

c) Depth 1.5 m

d) Setbacks 1.0 m (from roads /pathways)

e) Limitations none with 30 m from public schools

3. Parking Area 5% Gross Area

4. Administrative Office 64 sqm.

5. Perimeter Fence 2.0 meter high

3) Survey Authority (SA)

a) Authority to conduct surveys lands of the public domain. (Sec

15) It is a permit issued by concerned DENR official to private GE to

conduct isolated survey over public lands for public land application

purposes.

20
 b) On private land, there is no need to secure survey authority

from the government. Authority shall come from the owner /legal

claimant or his authorized representative or upon receipt of a court order.

c) Conditions in granting SA / SO - Section 19. Conditions in the

Granting of Survey Authority and Survey Order. – Before an SO/SA is

granted, the following conditions are required:

a. Survey Authority - That the parcel subject of the request shall:

1. Be within the A and D area.

2. Have no existing claims and conflicts.

3. Be outside any existing civil, military and/or any other kinds of

reservations.

4. Not be the subject of a pending land registration case or any

pending litigation.

5. Not be within any ongoing cadastral or public land

subdivision project.

The report of investigation on the above conditions may also be used

in the issuance of the corresponding patent, lease or any form of public

land disposition.

b. Survey Order - the following shall be required in the issuance of

SO:

1. Clearance and/or endorsement from concerned agencies which

has jurisdiction over the parcel involved.

21
 2. Copy of court order, if the subject parcel of land is under

litigation.

3. Validity of Survey Order and Authority - The validity of SA and

SO shall be as follows:

a) Survey Authority - shall be valid for a period of 6 months

from the time of its issuance up to submission of the corresponding

survey returns.

b) Survey Order - shall be valid within the period as stipulated

thereon.

4. Ground Survey

a) Notification / Systematic Adjudication

b) Monumenting

c) Lot Survey

d) Astronomic Observation

5. Survey Return Preparation and Submittal

a) Computation

b) Cartography

c) Compilation of complete survey returns

d) Submittal

22
G. SURVEYING INSTRUMENTS (Art. 5)

1. Types of Survey Instruments - The following instruments shall

be used in the conduct of surveys for the issuance of land patent, leases,

adjudication of titles and for other administrative or judicial purposes:

a) Conventional surveying instruments which shall refer to the

instruments in the conduct of traverse, triangulation, and trilateration and

other terrestrial –based surveying methods.

b) Aerial photogrammatic instruments which are used in aerial

triangulation, compilation and feature extraction using aerial photograph

high-precision cameras mounted on an aircraft.

c) GNSS Receivers refers to User Segment in the satellite –based

positioning system.

d) Smart stations - a combination of GNSS and total stations.

Technical specifications of the above mentioned instruments shall be

in accordance with the specific requirements necessary in a particular type

of survey.

2. Calibration and Registration of Surveying Instruments. - All

conventional survey instruments, GNSS receivers and smart stations shall

be properly calibrated by and registered to the LMB /LMS before it can

be used for any kind of survey covered by this regulation. Surveys

made with instruments without valid registration shall not be accepted for

verification and approval.

23
 a. Original Certificate of Instrument Registration (CIR) shall be issued

by the LMB after the calibration. A National Database on survey

instruments shall be established and maintained /updated by the LMB.

The validity or registration shall be :

1. For steel tapes : two (2) years or up to three (3) breaks,

whichever comes earlier;

2. For engineer’s transits and optical and electronic theodolites:

three (3) years;

3. For EDM and ETS : two (2) years.

4. For GNSS Receiver : two years.

b. Renewal of CIR may be issued by the LMS concerned after the

usual recalibration thereof. A copy of the renewed CIR shall be furnished

to the LMB for updating the National Database on Surveying Instruments.

c. A copy of the CIR shall be furnished by LMS

24
H. MINERAL LAND SURVEY (Section 31)

Survey of mineral lands executed for mineral agreement or for

other purposes pursuant to the Mining Act of- 1995 (RA 7942).

The accuracy should be at least 4th Order (Secondary Control

Precision).

1. Survey Order- to be issued by the Mines & Geoscience

Bureau Regional / Director.

2. Corner Establishment-setting on the ground the

Meridional Blocks (30”x 30” arc quadrant) covering

approximately 81-hectares.

3. Monumenting- corner “1” of the Block shall be mark by a

20x20x50 cm. concrete monument with the inscription of

its latitude and longitude on the side. The rest shall be

monumented with a concrete cylindrical monument 15 cm.

in diameter by 50 cm. long; both centered with galvanized

iron spike.

4. Survey Returns-shall be submitted to the Regional

Technical Director (RTD) for Lands for Verification and

Approval.

5. Projection- the survey shall be projected on the projection

map to ascertain the claims over the surface area.

Metes and bounds of existing surface area claims shall be indicated

on the plan for the information, evaluation, and consideration of the MGB

Regional Director.
I. FORESTLANDS AND NATIONAL PARK/
25 PROTECTED AREAS
DELIMITATION SURVEYS (section 32)

The purpose of the survey is to delimit the boundaries of the forestlands

and national park / protected areas (FPA) from that of the agricultural land (A&D)

pursuant to the provision of the 1987 Constitution (Section 4 Article XII).

1. Survey Control- shall be established with at least 4th order accuracy or

depending on area coverage.

2. Perimeter Survey- shall be undertaken in the same manner as in

ordinary isolated surveys using conventional surveying instruments.

However, when using Global Navigational Satellite System (GNSS)

like GPS or Global Positioning System, it should be governed by a

higher-accuracy surveying regulations as in control establishments.

3. Inter-Block- Tie Line- in addition to the usual tie-lines, each FPA blocks

shall be connected by an inter-tie-line.

4. Survey Returns- in addition with the usual survey returns for isolated

surveys there shall be a bio-physical report on the investigation

conducted by a Forester.

5. Monumenting- shall be done by DENR Foresters who conducted the

delineation of FPA blocks pursuant to the criteria established under

PD-705 known as the Forestry Code of the Philippines.

6. Verification and Approval- is similar to that of other isolated surveys.

However, approval shall be done by the Regional Executive Director

concerned who likewise issue the Survey Order for the Delimitation

Survey.

26
APPENDIX A
COMMON SURVEY SYMBOLS

1. Cadastral Surveys

a.) Cad - regular cadastre

b.) Cadm - cadastral mapping
c.) Pcad - Photo cadastre
d.) Pcadm - photo cadastral Mapping
e.) PLs - Public Land Subdivision

2. Public Land Surveys

a.) Ap - Advance plan on approved project

b.) As - advance survey project-in-progress
c.) F - free patent
d.) H - homestead
e.) S - sales
f.) Li - Lease (Agricultural) individual
g.) Lc - Lease (Agricultural) corporation
h.) Msc - Miscellaneous Sales
i.) Mli - Miscellaneous Lease Individual
j.) Mlc - Miscellaneous Lease Corporation
k.) Fli - Foreshore Lease Individual
l.) Flc - Foreshore Lease Corporation
m.) Rl - Reclaimed land
n.) Ng - National Government
o.) Gss- - Group Settlement Survey
p.) Csd - subdivision survey

3. Private Land Surveys

a.) Psu - private land surveys

b.) Psd - subdivision
c.) Pcs - consolidation-subdivision
d.) Pcn - consolidation
e.) Sp - advance plan (decreed/titled) within approved project

4. Government Land (Patrimonial) Surveys

a.) Flb - friar land boundary

b.) Fls - friar land subdivision
c.) Flr - friar land relocation
d.) Ngl - National government relocation
e.) Ngs - national government property Sale
 5. General Land Surveys 27

a.) Rel - relocation

b.) Amd - amendment
c.) Sgs - Segregation
d.) Swo - Special Work Order
e.) Arf - agrarian reform subdivision
f.) Fis - fishpond
g.) Fbs - forest boundary
h.) Political boundary surveys
Fb - provincial
Mb - municipal
Cb - city
Bb - barangay

APPENDIX B
COMMON MONUMENTS USED
Kinds Sizes (cm)

1. Control Points Monuments

a.) PRS - Philippine Reference System
° 1st Order - 30 x 30 x 120/100
nd
° 2 Order - 30 x 30 x 120/100
° 3rd Order - 25 x 25 x 120/100
° 4th Order - 20 x 20 x 100/80
b.) Triangulation Stations
c.) Bureau of Lands Location Monuments - BLLM 40 x 40 x
100
d.) Political Boundary Monuments
° Provincial - PBM - 30 x 30 x 100/60
° City - CBM - 30 x 30 x 100/60
° Municipal - MBM - 30 x 30 x 100/60
° Barangay - BBM - 20 x 20 x 100/60

e.) Project Control Stations

° Primary - P - 10 x 50
° Secondary - S - 10 x 50
2. Corner Monuments
a.) Public/Private Land Surveys
° Government Surveys - GS - 15 x 50
° Private Surveys - PS - 15 x 50
 b.) Mining Surveys 28
° corner “1” - 20 x 20 50 ()
° corners “2-4” - 15 x 50
c.) Forestry Surveys
° Main corners - 30 x30 x 200/100
° International corners - 15 x 15 x 50

APPENDIX C
COMMON LAPSES IN
PROPERTY SURVEYS

1. Cadastral Surveys
a.) lack of monuments on some lot corners
b.) lack of notices to lot claimants before lot surveys is executed
c.) missing lots
d.) missing corners
e.) non-projection of old surveys on the cadastral maps
f.) Misrepresentation of survey claimants
g.) Non-concurrence of some political boundaries by concerned LGUs

2. Public Land Surveys

a.) lack of coordination among agencies concerned with respect to the
boundaries of their area of jurisdiction
b.) lack of Survey Authority/Order on some surveys conducted from
concerned officials
c.) inclusion of areas not for alienation (TL,FL, RES) on the lots being
surveyed
d.) pretend to apply for Registration Proceeding to skip the Survey
Authority (PSU instead of F)
e.) Inappropriate/unverified reference point to start the survey

3. Private land Survey

a.) Inclusion in a PSU surveys areas that are inalienable (TL, FL)
b.) Subdivision lots for the second time using the title of the mother lot.
c.) Surveying deposits along the sea as “accretion”
d.) Surveying residential subdivision without securing approval from
HLURB or Sangguniang concerned
e.) Localizing subdivision without the benefit of verifying the position of
the existing monuments, by just using chainbonds/tape

29