Mississippi Surveying Law: The Foundation
Mississippi Code § 73-27 is the primary statute governing land surveying in the state. It defines surveying practice, establishes MBPELS as the licensing authority, and requires that all persons practicing land surveying in Mississippi hold a current PS license. Using an unlicensed person to survey property produces a document that Mississippi courts, title companies, and lenders will not recognize.
Mississippi's Survey Systems
Mississippi land is primarily laid out under the Public Land Survey System using two principal meridians. The St. Stephens Meridian covers most of the state. The Chickasaw Meridian covers portions of northeast Mississippi around Lee, Pontotoc, and adjacent counties. Original General Land Office surveys of Mississippi were conducted from the 1820s through the 1850s, and your surveyor researches those original township plats as the foundation for any boundary work.
Spanish Land Grants
South Mississippi presents a unique complication. Parts of what is now Hancock, Harrison, Jackson, and Pearl River counties were under Spanish administration as part of West Florida until 1810. Some older properties in this region carry Spanish land grant descriptions that predate the PLSS system entirely. These grants were issued in irregular shapes tied to natural features, and the legal descriptions reference landmarks, measurements, and Spanish language records from the colonial era.
Your surveyor will research these grants through the Mississippi Department of Archives and History, federal records, and deed chains that trace the property from original grant through all subsequent conveyances. This research takes more time than standard PLSS work and adds to survey cost.
Boundary Disputes in Mississippi
When two property owners cannot agree on where a shared boundary lies, the matter goes to chancery court in Mississippi. The chancery court has jurisdiction over property disputes, and a licensed survey plat is the most authoritative evidence of where a boundary sits.
Before filing in chancery court, many Mississippi property owners resolve disputes through boundary line agreements, which are written contracts between neighbors that establish an agreed boundary and are recorded with the chancery clerk. Once recorded, a boundary line agreement binds future owners.
Riparian Rights and Coastal Property
Mississippi has extensive riparian law governing properties along navigable waterways. The Mississippi River, Pascagoula River, Pearl River, and other navigable streams involve complex ownership rules where the state holds the bed of the waterway and private ownership extends to the ordinary high-water mark. The Gulf Coast adds another layer: FEMA flood zone mapping, erosion from storms, and the doctrine of accretion (gradual deposit of sediment) and avulsion (sudden course change) all affect what a Gulf Coast property owner actually owns.
For coastal properties, a surveyor who understands the intersection of FEMA mapping, state tidelands law, and the physical effects of hurricane damage on boundary markers is essential.
Attorney-Supervised Closings
Mississippi requires that real estate closings be supervised by a licensed attorney. The closing attorney reviews the title commitment and identifies any survey requirements. This professional structure means survey issues that arise during a transaction are typically flagged and addressed before closing, protecting buyers and sellers alike.
Find licensed surveyors by county at our Mississippi directory.