Plats

Plats are official scale maps showing land divisions. Here, you can learn about plat requirements, plat checking, and how to record a subdivision plat.

Land surveying resources

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Checking and review process

The plat review includes an examination of the mathematical correctness, conformance with Minnesota law, ownership, proper signatures, and random field inspections to confirm the placement of boundary and property corners.

  • Verify with the Survey Division Plat Checking Unit that the proposed plat name is acceptable.
  • Obtain preliminary plat approval from the municipality, requirements may vary.
  • Submit the new plat to the Plat Checking Unit for entry into checking process.

The current practice for returning comments about plats is to email an image file (PDF) to the firm or individual who made the submittal. Some problems may require follow up conversations via telephone or meeting.

The purpose of the county surveyor's office is not to assemble or reconstruct the surveyor's final plat, but only to spend a reasonable time checking it.

Once the corrected copy has been received, staff checks the revisions, updates the plat points file, and contacts the surveyor with additional corrections or an OK.

The surveyor then makes a Mylar of the final corrected copy of the plat. Only one Mylar copy is filed in Hennepin County, even if it contains both abstract and torrens property.

The owners, mortgagees, and those listed as having an interest in the land then:

  • Sign the Mylar copy, as well as the land surveyor who prepared the plat and the proper city officials
    • All signatures must be acknowledged by a notary public
    • All signatures must be in black ink
    • Per Minnesota statute, the notary stamp (if used) must be quick-drying black ink
    • If a notary stamp is not required, the notary’s name must be typed or legibly printed and signed
  • A copy of the city resolution approving the plat must accompany the plat when filing along with any consent to plat forms.

In addition, all plats adjoining a county road need to go through the Transportation Department plat review process.

Plat submission status

The plats, (a generic term used for subdivision plats, registered land surveys (RLS) and common interest communities (CIC’s)) shown on the PDF linked below, are in reverse chronological order. The first plat on the list is the plat at the bottom of the queue.

The "date logged" is the date the county surveyor’s office received the materials required to start the checking process. The plat and submission materials were logged into the plat checking system and placed into a proposed plat drawer or queue. Plats are reviewed on a first come, first served basis.

The "reviewed date" is the date the Plat Checking Unit completed their initial review and the red-line revisions were sent to the submitting surveyor. The plat is held until a corrected copy of the plat is submitted.

Approved, unfiled plats will be held for approximately two years from the date logged, at which time the plat and all submission materials will be discarded.

Manuals for new subdivision plats and CICs

Subdivision plat manual

The Minnesota Society of Professional Surveyors and the Minnesota Association of County Surveyors

The manual of guidelines for platting in Minnesota (PDF) (2009) is a joint publication drafted by the Minnesota Society of Professional Surveyors and the Minnesota Association of County Surveyors. It outlines policies and procedures established to assist private surveyors in the preparation of subdivision plats and registered land surveys throughout Minnesota and is a supplemental guide to Minnesota Statutes, Chapters 505, 508 and 508A.

Hennepin County addendum

The Hennepin County addendum (PDF) (2016) is a publication drafted by the Hennepin County Surveyors Office as an aid for creating and checking subdivision plats specific to Hennepin County. This addendum should be used in addition to the MSPS/MACS manual of guidelines for platting in Minnesota.

Common interest community plat (CIC Plat) manual

The CIC Plat Manual of Minimum Guidelines (PDF) (2015) is a joint publication drafted by the Minnesota Society of Professional Surveyors and the Minnesota Association of County Surveyors.

The CIC manual addendum (PDF) (2016) outlines policies and procedures to assist private surveyors in the preparation of, and a guide to county surveyors in the checking of, common interest community plats (CIC Plats). This manual should only be used as an aid for creating and checking (CIC) plats in Hennepin County, Minnesota and is a supplemental guide to Minnesota Common Interest Ownership Act, Minnesota Statutes, Chapter 515B.

The CIC plat is a part of the declaration in condominiums and cooperatives in which the unit owners interests are characterized as real estate and in planned communities complying with Minn. Statute 515B.2-110(c), and therefore the information shown on the CIC plat must depict information recited in the declaration.

Planned communities satisfying the requirements of chapter 505, 508 or 508A should be prepared in accordance with the plat manual of minimum guidelines adopted for use by the Minnesota Society of Professional Surveyors and by the Minnesota Association of County Surveyors. After recording, the common interest community is created by the recording of the necessary declaration complying with Minnesota Statute 515B.2-105.

Questions regarding the subdivision plat manual or the CIC plat manual should be directed to the plat checking unit of the Hennepin County Survey Division. Contact information is included on the top right of this page.

Minimum plat submittal requirements

It is expected that all subdivision plats, common interest community plats and registered land surveys submitted to the county for approval pursuant to Minnesota Statute 389.09 meet all requirements of Minnesota Statutes 505, 515, 515A, 515B or 508 as appropriate, prior to receipt and acceptance by the county. In addition the county will accept only those subdivisions which meet statute requirements and include the following:

Plats/registered land surveys

  1. Title opinion, certificate of title, or title insurance commitment not more than 90 days old. The current owners of record should be shown as signers on the plat. If the owner of record is not shown as signing, then a short explanation on your transmittal form stating that a deed will be filed changing the ownership before the plat is filed. If the mortgagee(s) will not be signing the plat, a consent to plat form must be furnished with the plat.
  2. The proper checking fee.
  3. A point file carried out to at least four (4) decimal places containing all points necessary to redraw the plat. This includes but is not limited to the plat boundary, lot corners, radius points, lake and river shore lines, and non-parallel easement points.

Common interest community (CIC) plats

  1. A working copy of the declaration meeting all requirements of Minnesota Statute 515B.2-105
  2. The CIC plat which accurately depicts the site plan and the contents of the declaration
  3. The proper checking fee

What to include when submitting a plat or CIC to the Survey Division

  • One full size, legible, paper copy of the plat
  • Checking fee – refer to "plat checking fees"
  • Subdivision plat – a current title opinion, title insurance commitment or similar document that states the names of all owners, contract for deed vendees, and mortgage holders of record of the land being platted.
  • CIC – a completed copy of the declaration including completed exhibits.
  • An ASCII point file (P,N,E: to an accuracy of four decimal places) for plat boundary lines, lot corners, angle points, radius points, survey lines and irregular easement lines, on a disk or sent to the Plat Checking Unit via email.

Plat checking fees

Plats, Registered Land Surveys and CIC's

  • Base Fee – $500
  • Additional fee per lot/outlot/tract/unit – $35

Amended CIC plat

  • $200
  • Cost per unit – $25

Re-examination fee*

  • $250

Recheck fee – revisions to plat, CIC, RLS**

  • $125
  • Additional fee per affected lot/outlot/tract/unit – $25

Any plat, registered land survey or common interest community plat submitted for checking, that upon cursory inspection, fails to meet the requirements of the applicable statute or is not accompanied by the required supporting documents will not be accepted for review and will be returned to the submitter along with fees and supporting information. These plats are not logged into the plat checking database and retain no place in the county work load queue.

* Plats that are accepted for checking are subject to two separate reviews for content and compliance with statute prior to sending corrections (red lined copy of plat) to the land surveyor who submitted the plat. Each of these reviews gives the surveyor (at the request of the county) an opportunity to correct substantial errors and submit additional information. These subsequent submissions are those required to clarify deficiencies not discovered during the cursory inspection. These deficiencies may include but are not limited to:

  • Incorrect identification or omission of the names of fee owners or lien holders in the property being platted
  • Incomplete and/or inaccurate description of the land being platted
  • Plat boundaries not shown and designated in accordance with the legal description
  • Lack of mathematical information and data necessary to retrace boundary lines and monuments
  • Failure to show public ways; existing at the time of platting or being dedicated on the plat
  • Missing or incomplete information about the exact location and purpose for any easements being created by the plat
  • Lack of information and supporting data for water boundaries, and survey lines
  • Improper certification by the land surveyor

After completion of two reviews by Hennepin County, a fee of $250 may be assessed for any plat, RLS, or CIC that still contains substantial error in title, documentation, or graphics that cause the plat, RLS, or CIC to be non compliant with applicable statutes.

** Revisions: A fee of $125 plus $25 per affected lot, tract, or unit may be assessed for any subdivision plat, registered land survey, or common interest community that is resubmitted with substantial changes after completion of review by the county. Changes include: new legal description, boundary, street alignment, or changes in the number of lots and/or blocks, units or tracts.

Recording a subdivision plat

A final plat must be submitted on a positive image, size 22 x 34 inches photographically reproduced Mylar film. In this context, the terms “Mylar” and “plat” are interchangeable.

Before a plat is submitted for recording, the Mylar should be checked for completeness and neatness. All signature lines must be completed using blank ink (not ball point). A Mylar will be rejected if any portion of the dedication is filled out incorrectly. The most common reason for a plat getting rejected are errors contained within the notarial statement. The top line in the notarial block (above the actual statement) is the location in which the notarization took place. Within the notarial signature block itself, the first line is for the notary’s signature, the second line is for the notary’s printed name, the third line is for the County and State for which they are a licensed notary, and the bottom line is for the date in which their notary license expires. Notary stamps are no longer required as long as all of the above notary information is provided. If a notary stamp is used, per Minnesota Statute, the notary must use quick drying blank ink.

After all of the private and city signatures have been obtained, final signatures from Hennepin County must be obtained. One copy of the Mylar is all that is needed for recording in Hennepin County.

Appointments for signing by the county surveyor are required. If copies of the recorded plat are needed immediately, it is recommended that an appointment be scheduled to assure that the appropriate personnel are available to sign the plat. Appointments can be made by calling the Plat Checking Unit at 612-348-3131.

The Mylar and any additional documents to be recorded should be brought to the Hennepin County Government Center in the following manner:

Step 1: Survey Division – 7th floor Government Center (administration tower)

The Plat Checking Unit compares the submitted Mylar with the final paper copy that has completed the plat review process. (Note: The plat must have completed the plat review process in Hennepin County before it is brought in for recording). The Survey Division makes sure that the Mylar is the same version of the plat that has been approved by the checking process. If the Mylar is approved, the Mylar is signed, indicating to the recording office that the Survey Division has reviewed and approved it. No fee is required from the Survey Division at this time. A fee for reviewing the plat was already paid when the plat was first submitted.

CIC plats and declarations containing torrens property are directed to the Examiner of Titles office on the 7th floor for review.

Step 2: Property Identification and Platting – 5th floor Government Center (administration tower)

Minnesota statute §272.122 mandates that all prior and current year taxes be paid prior to the recording of a plat.

If your plat is ready to be recorded near the end of the calendar year, we strongly recommend that you record the plat as soon as possible. If the plat is not recorded prior to December 31, all of the following year's taxes will be due before the plat can be accepted for recording.

A technician will certify that all prior and current year taxes including interest on the land that is included in the plat has been paid.

  • Note: taxes may be paid by cash or check at the time the plat is submitted.

The technician will sign the plat and place a number at the top of the Mylar for internal use.

A CIC plat is given a number but it is not signed by the technician. The declaration for the CIC must be presented with the CIC plat, and the declaration must be certified by the technician that all prior and current year taxes including interest have been paid.

All subdivision and CIC plats must be brought to the property identification and platting counter on the 5th floor where all recording will be done. The technician will collect fees for filing the plat and hold on to the Mylar.

The Mylar is presented to a technician for final processing, and assignment of a document number & date of recording. The actual date the plat is recorded is typically the date that the Mylar is submitted to the property identification and platting counter. If the Survey Division or property identification and platting unit is awaiting final corrections or documentation, the actual recording date may be later than the date it was brought in to the county. If this delay should lapse into the next year, taxes for the next year will be due in full for the property before it will be officially recorded.

  • Note: taxes may be paid by cash or check at the time the plat is submitted.

Frequently asked questions

General information

Under Minnesota Statute 389.09 the county surveyor approves subdivision plats, registered land surveys and common interest community plats prior to recording.

Subdivision plats, RLS's, & CIC plats must be prepared by a land surveyor, licensed to practice in the state of Minnesota. Requirements for these documents are described in Minnesota Statutes 505, 515, 515A,515B,and 508.46-7. Instructions for the development of these plats may be found in Hennepin County's manuals for new subdivisions plats and CIC's (refer to manuals for new subdivision plats and CIC's).

  • The review includes an examination of the mathematical correctness, conformance with Minnesota law, ownership, proper signatures, and random field inspections to confirm the placement of boundary and property corners.
  • Questions regarding new subdivision plats or CIC plats should be directed to the Hennepin County Surveyor Plat Checking Unit.
  • In addition, all plats adjoining a county road need to go through the Transportation Department plat review process.
  • Requirements for the Transportation Department review are mentioned in Plat Review Process (Land Surveyors). Also refer to Preliminary Plat/Development Review Process.

Frequently asked questions

What form(s) of payment is accepted, and do you take credit cards?

Presently, credit cards are not accepted. We accept cash, checks for the amount of purchase, and traveler’s checks for the amount of purchase, or you may combine cash or check payments with traveler’s checks for payment. We only give change on cash transactions.

Can I create an account and pay for plat fees or maps using the account the way other divisions of the county have?

Presently, we do not have the ability to create or combine any accounts payable that may be used at other divisions of Hennepin County.

Who should I write the check out to?

Checks (for the amount of purchase) should be written out to “Hennepin County Treasurer” or “HCT.”

Is there a fee for returned checks?

Yes, $30.

When are CIC plats assigned numbers?

CIC numbers are assigned by the Registrar of Titles. The lawyer writing the declaration will call the registrar and reserve a CIC number. The registrar will ask for the name of the CIC and if it is abstract or torrens property.

When are RLS (registered land survey) assigned numbers?

RLS numbers are assigned when the registrar accepts the registered land survey for filing.

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