Understanding hiatus in property descriptions and its impact on title insurance

Hiatus in land descriptions isn’t a word most folks mention at the dinner table, but it matters a lot when you’re dealing with property, surveys, and title insurance. Think of it as a missing piece in a map of land—an invisible gap that can cause real headaches later on. In plain terms, a hiatus is a separation or gap in land descriptions. It’s not a fancy buzzword; it’s a practical clue that something in the chain of ownership might be fuzzy or incomplete.

Let me explain what a hiatus looks like in the real world.

What a hiatus actually looks like

• A missing boundary line: The property description sweeps across a parcel with references to corners, courses, and distances, but one corner is described without a precise tie to a landmark or another parcel. The result is a “gap” where the exact boundary isn’t clearly defined.

• A split or gap between old and new descriptions: An old plat describes a lot a certain way, while a newer survey or deed describes it differently or with a missing cross-reference. The description doesn’t perfectly align, leaving a seam—a hiatus.

• An incomplete survey record: Sometimes a survey mentions a hiatus, noting that a portion of the land isn’t covered by the description, or there’s a discrepancy between the plat and the deed language.

• Metes-and-bounds quirks: In traditional descriptions that use metes-and-bounds, a miscalculated distance or an untracked angle can create a strip of land that sits outside the described parcel, a kind of land gap you can’t ignore.

Why this matters for title work

Here’s the thing: title professionals care about a clear, marketable title—the kind a buyer can own without fighting with someone else’s claim. A hiatus introduces uncertainty. If part of the land is poorly defined, it raises questions like:

• Who actually owns the gap? Is there a right of way, an easement, or a boundary line that isn’t fully established?

• Could a boundary dispute pop up in the future if someone later tries to claim the land that wasn’t described precisely?

• Will there be claims from adjacent landowners who think their property extends into the described parcel because the description didn’t clearly tie to a known, surveyed line?

In short, a hiatus is a potential crack in the chain of title. It’s not always a deal-breaker, but it does demand careful scrutiny and, often, corrective actions before a title can be considered fully marketable.

How title professionals address a hiatus

Let’s walk through the practical steps, without getting lost in jargon.

1. Start with the chain of title

We don’t just look at a single deed in isolation. A hiatus invites us to audit the entire lineage of ownership. We pull deeds, plats, and prior surveys to see where the gap first appeared and how it’s been described over time.

2. Compare every description with the survey

A good survey is the compass here. We compare the metes-and-bounds language, lot-and-block references, and any ties to monuments (like a concrete post or an iron pin) with the plat map and any recorded deeds. If the survey shows a boundary that isn’t clearly described in the deed, that’s a red flag we need to address.

3. Check plats, plats, and more plats

Plat maps are often the most reliable reference for boundaries. If a hiatus shows up in a deed but the plat clearly marks the boundary, that mismatch must be reconciled. Sometimes, a gap exists because the plat was created after the deed, or vice versa.

4. Seek a corrective description or a legal remedy

When a hiatus is confirmed, the fix isn’t random. It typically involves drafting a corrected or renewed legal description, sometimes supported by a new survey, to definitively tie the parcel to known monuments or survey lines. In some cases, a quitclaim or a deed of correction is needed to clear up the wording.

5. Consider endorsements and caveats

If a hiatus can’t be fully resolved right away, a title insurer might issue a policy with specific exceptions or endorsements. These aren’t failures—they’re practical solutions that acknowledge the gap while still offering a degree of protection. It’s about transparency and managing risk.

6. Keep everyone in the loop

Boundary questions impact buyers, lenders, and sellers. Clear communication about the hiatus, what it means, and how it’s being addressed helps all parties move forward with confidence.

Red flags to watch for in property descriptions

If you’re skimming deeds and plats, these are the clues that a hiatus might be lurking:

• Inconsistent references: A deed says the land is “to the north line of Lot 4,” but the plat shows a different northern boundary for Lot 4. Mismatched language is a telltale sign.

• Vague corners: Descriptions that refer to “northeast corner of the tract” without tying to a definite monument or a surveyed point leave room for dispute.

• Gaps between time stamps: When an older description doesn’t line up with newer surveys or plats, the chain can go unreadable at a critical juncture.

• Missing or unclear monuments: If the description relies on natural features (like a stream) that have moved or aren’t well defined anymore, it’s easy for a hiatus to slip in.

Plain-language example to illustrate

Imagine a small lot described in a deed as “starting at the iron pin at the corner of the old fence, thence 80 feet south, 100 feet east, 80 feet north to the fence line, and thence west 100 feet to the iron pin.” Sounds neat, right? Now suppose the fence line has shifted over the years, and the iron pin at the corner isn’t what the plat marks as the true corner. If the plat shows a slightly different boundary or a missing pin, you’ve got a hiatus in your description. The land is effectively described, but not with a stable, undeniable boundary. That’s a setup for future boundary questions and potential claims—precisely the sort of thing title insurers want to catch early.

Why a hiatus isn’t the end of the world

It’s easy to feel alarm when you hear “gap” and think the deal can’t move forward. The reality is more nuanced. A hiatus doesn’t automatically torpedo title quality. Often, with careful analysis, the gap can be clarified in a way that makes the title marketable again. The key is acknowledging the gap, tracing its origins, and applying a clear plan to resolve or accommodate it.

A practical mindset for students and professionals

• Stay curious about the history of a parcel. A description doesn’t exist in a vacuum; it’s a living record that has likely been revised many times.

• Use multiple sources. One deed, one plat, or one survey rarely tells the full story. Compare them, map them, and let the discrepancies guide your investigation.

• Communicate with the right pros. Surveyors, title professionals, and sometimes a city or county records office can provide the missing pieces and validate the fix.

• Keep the end goal in sight: a clear, marketable title that a new owner can rely on without fear of an old boundary dispute resurfacing.

A few more thoughts on the real-world vibe

Yes, this stuff is about clerical notes and legal descriptions, but it’s also about trust. People make big decisions based on these documents—buying, selling, lending. When a hiatus pops up, it’s a moment to slow down, check the facts, and ensure the chain doesn’t break. The ability to connect the dots between an old description and a current survey isn’t just technical prowess—it’s about safeguarding someone’s investment and peace of mind.

A quick guide you can carry along

• If you’re reviewing a property description and it mentions a boundary but doesn’t tie to a surveyed point, note the hiatus.

• If the plat disagrees with the deed, flag it and pull the relevant records to compare.

• If a gap exists, ask for a corrective description or a survey update before moving forward.

• If you can’t resolve the gap right away, prepare for an essential exception in the title if it’s needed to close the deal safely.

Closing thought

Hiatus is a practical term for a practical problem. It’s not a dramatic headline, but it’s the kind of nuance that separates a smooth transfer of ownership from a potential dispute later on. For anyone involved in title work—whether you’re studying concepts or applying them on the ground—the habit of tracking, understanding, and addressing a hiatus pays off in the long run. When boundaries aren’t crystal clear, the smarter move is to bring clarity to the boundary, not to pretend the gap doesn’t exist.

If you’re curious about how these ideas play out in real-world investigations, you’ll see a common thread: clear documentation, careful cross-checking, and a willingness to ask the hard questions. That blend of thoroughness and practical problem-solving is what makes a title truly reliable—and that reliability is what helps people feel confident about their land and their future.