Understanding Metes and Bounds legal descriptions is essential for any candidate preparing for the Michigan real estate salesperson or broker exam. In Michigan, this system is the oldest method of land description and remains critical for identifying irregular parcels of land that do not fit neatly into the Rectangular Survey System (Township and Range) or the Lot and Block (Recorded Plat) system.
To master this topic for the exam and your future practice, you must understand that a Metes and Bounds description identifies a property's boundaries by "walking" around the perimeter. It begins and ends at a specific Point of Beginning (POB), using distances (metes) and directions or landmarks (bounds) to create a closed loop. If the description does not return to the exact POB, the legal description is considered "incomplete" or "open," which can lead to significant title issues under Michigan law.
Official Source Check
The following resources are the final authorities on real estate licensing, land division, and legal description standards in the State of Michigan. If you encounter conflicting information on third-party blogs, defer to these official links:
- Michigan Land Division Act (Act 288 of 1967)
- Michigan Department of Licensing and Regulatory Affairs (LARA) - Real Estate Brokers and Salespersons
- PSI Services (Official Michigan Exam Vendor)
- Michigan Compiled Laws (MCL) Section 560.126: Description of lands
What Metes and Bounds Means in Michigan
In Michigan, the Land Division Act (Act 288 of 1967) governs how land is partitioned and described. While much of Michigan was originally surveyed using the Public Land Survey System (PLSS), Metes and Bounds descriptions are frequently used for rural properties, large acreage, or parcels with natural boundaries like rivers or coastlines.
Key Terminology
- Metes: Refers to distance, typically measured in feet, rods, or chains.
- Bounds: Refers to directions or boundaries, often using compass bearings (degrees, minutes, and seconds) or physical markers.
- Monuments: Physical markers used to establish boundaries. These can be natural (a large oak tree or a river bank) or man-made (iron pins, concrete posts, or stone markers).
- Point of Beginning (POB): The specific starting point for the survey. In a Metes and Bounds description, the survey must travel the entire perimeter and return to this point to "close."
Compliance Note: Under Michigan's Land Division Act, any description used for a land division must be accurate enough to allow a surveyor to locate the corners of the parcel. Michigan law prioritizes fixed monuments over stated distances if a discrepancy arises during a survey.
Comparison of Michigan Land Descriptions
| Method | Primary Use Case | Key Identifying Feature |
|---|---|---|
| Metes and Bounds | Irregularly shaped parcels or large rural land. | Starts and ends at a Point of Beginning (POB). |
| Rectangular Survey (PLSS) | Government-mapped sections and townships. | Uses Principal Meridians and Base Lines. |
| Lot and Block (Recorded Plat) | Subdivisions and urban developments. | Refers to a plat map recorded with the County Register of Deeds. |
What Candidates and Licensees Get Wrong
Many students struggle with Metes and Bounds because they overcomplicate the geometry. On the Michigan exam, the most common errors include:
- Ignoring the "Closure" Rule: Forgetting that a description must return to the POB. If a test question describes a path that stops before reaching the start, it is not a valid legal description.
- Confusing the POB with the Commencement Point: Sometimes a description begins at a well-known corner (like a Section corner) and gives directions to reach the POB of the actual property. This initial path is the "commencement," not the actual boundary.
- Monument Priority: In Michigan, if a legal description says "100 feet to the iron pin," but the iron pin is actually 102 feet away, the monument (the pin) usually takes legal precedence over the stated distance.
- Directional Errors: Misinterpreting "North 45 degrees East." On the exam, remember that compass bearings are always measured from North or South toward East or West.
Practical Exam-Prep and Compliance Takeaways
When studying for the Michigan exam, treat legal descriptions as a "compliance check" rather than a math problem. Follow these steps:
- Identify the POB: Always look for the words "starting at" or "point of beginning."
- Trace the Path: Mentally (or physically on scratch paper) draw the lines. Does the path move clockwise or counter-clockwise?
- Check for Closure: Ensure the final leg of the description says "thence to the point of beginning."
- Verify the Authority: In practice, if you are listing a property in Michigan and the deed uses a Metes and Bounds description, ensure it matches the recorded history at the County Register of Deeds.