An appraiser needs a document showing the surveyed boundaries, the locations of the improvements and the easement and encroachment information for a property. Which document in the assignment file shows these?
Correct Answer
C) A detailed survey that includes those features
The stated detailed survey maps the relevant physical features and recorded-right depictions in addition to boundaries. Check its scope, date and limitations; it does not guarantee every unrecorded right is identified or itself establish market value. A topographic title alone does not rule out additional surveyed features.
Why This Is the Correct Answer
Option C is correct because a property survey shows the location of the improvements on the site and any easements or encroachments, along with the surveyed boundaries. A detailed survey whose scope expressly includes those features is the document that depicts them. The appraiser should still check its scope, date and limitations.
Why the Other Options Are Wrong
Option A: A contour map showing elevations, with no boundary or easement features
Option A is wrong because a contour map showing elevations, with no boundary or easement features, depicts topography only. As described, it does not show surveyed boundaries, improvement locations or easements.
Option B: A transcription of the text legal description from the recorded deed
Option B is wrong because a transcription of the deed's text legal description is written words, not a drawing. It identifies the parcel but does not depict where improvements sit or show encroachments.
Option D: An appraisal conclusion stating the site value, without a drawing
Option D is wrong because an appraisal conclusion stating site value, without a drawing, is an opinion of value. It does not map boundaries, improvements, easements or encroachments.
Survey shows where things sit
A survey is a picture of the lot's lines plus what sits on or crosses them: buildings, easements and encroachments.
How to use: Use this when asked which document locates improvements and easements on a site.
Exam Tip
Match the document to what it shows: deeds describe in words, topographic maps show elevation, and surveys locate boundaries, improvements and easements.
Common Mistakes to Avoid
- -Treating a written legal description as if it showed improvement locations
- -Assuming a topographic map shows easements and encroachments
- -Assuming a survey reveals every unrecorded right affecting the property
Concept Deep Dive
Analysis
This question tests which property document shows surveyed boundaries, improvement locations and easements or encroachments. The candidate must distinguish a detailed survey from a contour map, a written legal description and a value conclusion, none of which depict all of those features.
Background Knowledge
A survey prepared by a licensed surveyor locates property boundaries and can show improvements, easements and encroachments within its stated scope. Appraisers rely on surveys, plats and legal descriptions to identify the site but are not surveyors themselves. A survey does not by itself establish market value and may not reveal unrecorded rights.
Real-World Application
A lender supplies a recent boundary survey showing that a neighbor's fence crosses three feet onto the subject lot and a utility easement runs along the rear line. The appraiser notes the encroachment and easement in the site description and considers whether they affect marketability or value.
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Under ANSI Z765-2021 as applied by Fannie Mae, a staircase runs from the second floor down to the first floor. Its area is counted as part of: