My Study Guide to The California Real Estate License Exam | PART 3 | Measuring Land and Land Use
- Odysseas Lamprianidis
- Oct 20
- 4 min read
Understanding Land, Legal Descriptions, and Use Restrictions in Real Estate (Part 3)
In Parts 1 and Part 2 of this series, we explored ownership, title, and the different ways property can be held or transferred.
Now, in Part 3, we turn our attention to the land itself—how it’s measured, legally described, and regulated by both public and private forces.
Whether you're planning to buy, build, subdivide, or just want to better understand the language of real estate, this article lays out the basics every homeowner and future agent should know.
How Land is Legally Described
While we often refer to property by its street address, that alone isn’t enough for legal purposes.
The law requires a precise legal description when it comes to deeds, title reports, mortgages, and other real estate documents.
There are three major systems used to legally describe land in the U.S:
Metes and Bounds: This is the oldest method and describes property using a starting point, directions (metes), and physical boundaries (bounds).
It often uses natural landmarks or monuments and works well in irregularly shaped parcels.
Rectangular (Government) Survey System:
Also called the Public Land Survey System (PLSS),
This system uses a grid of townships and ranges to define land, mainly in western states.
It divides land into sections, each typically one square mile.
Lot and Block System: The most common system in urban and suburban areas.
It references a recorded plat map, identifying a specific lot and block within a subdivision.
Legal descriptions can look intimidating, but they serve one key purpose:
Clarity.
They ensure everyone knows exactly where your property begins and ends.
Land Measurement Basics
To understand land, we need to understand how it’s measured.
Square footage: This is the most common measurement for both land and buildings.
One acre equals 43,560 square feet.
Frontage: The length of the property that borders a street or waterway.
Perimeter:
The total distance around the property.
Area formulas: Knowing how to calculate the area of squares, rectangles, and triangles can help when reading site plans or parcel maps.
You’ll also see distinctions like “above grade” and “below grade” when measuring building square footage.
This affects valuation, appraisals, and even what can be built.
Government Powers Over Land Use (PETE)
The government has four basic powers over private land, often remembered by the acronym PETE:
Police Power: This includes zoning laws, building codes, and environmental regulations.
It’s how the city controls land use to promote safety, health, and general welfare.
Eminent Domain: This is the government's power to take private land for public use—as long as just compensation is paid.
Think road widening projects or new public schools.
Taxation: Property taxes are a key funding source for local services. If you own property, you pay based on its assessed value.
Escheat: If a property owner dies without a will and no heirs, the property reverts to the state.
It ensures land never goes truly ownerless.
Land Use Regulations and Enforcement
Land use isn’t just about what can be built—it’s also about what must be followed.
Building Codes: These cover structural integrity, fire safety, plumbing, electrical, and energy efficiency standards.
Planning Boards: Local boards oversee community planning, considering traffic, utilities, schools, and more.
Zoning Ordinances: These divide land into categories like residential, commercial, and industrial.
They regulate building height, setbacks, lot size, and density.
Zoning Flexibility:
Nonconforming Use: A previously legal use that no longer conforms to current zoning but is allowed to continue.
Variance: Permission to deviate from zoning rules (e.g., building closer to the lot line).
Conditional Use Permit (CUP): Allows land use not typically permitted, under certain conditions.
PUDs (Planned Unit Developments): Mix residential, commercial, and recreational spaces with flexible zoning rules.
Cluster Zoning: Allows grouping of homes on smaller lots with shared open space.
Interested in learning more about Zoning in LA? (good luck soldier. There's a lot to cover! Here's some articles to help you get started: The Full Breakdown of Authorities in the LA Zoning Code)
Environmental Regulations
Modern development must also address environmental concerns:
Federal oversight comes from agencies like the EPA, and laws like CERCLA (Superfund), which addresses contaminated land.
State and local laws regulate wetlands, stormwater runoff, and hazardous materials.
Hazards to know:
Lead-based paint (required disclosures for pre-1978 homes)
Asbestos, radon, mold, and meth contamination all pose health risks and legal liabilities.
Environmental due diligence is key before buying or developing land.
Private Restrictions on Land Use
Private restrictions can be just as impactful as public zoning laws:
Deed Restrictions: Conditions placed by prior owners (e.g., no short-term rentals).
CC&Rs (Covenants, Conditions & Restrictions): Common in subdivisions and HOAs, regulating things like paint colors, fencing, or home additions.
Restrictions must be recorded to be enforceable against future owners, and courts generally uphold them as long as they are reasonable and non-discriminatory.
Final Thoughts: Why Land and Land Use Matter
Every real estate transaction begins with land—but land isn’t just dirt.
It’s a bundle of rights shaped by legal descriptions, public laws, private agreements, and physical boundaries.
Whether you’re studying for your California real estate license, preparing for a real estate license Los Angeles online course, or just want to better understand what makes land valuable, knowing these fundamentals will serve you well.
As Los Angeles continues to evolve—with ADUs, SB 9 lot splits, and increased density—it’s more important than ever to know where you’re building and what you’re allowed to do.
Stay educated, stay empowered—and if you’re not sure, ask a pro.
Live well, my friends.
-- Odysseas Lamprianidis
