Property Boundaries, Lines, and Neighbors FAQ

Property boundaries are the crucial lines that mark where one property ends and the neighboring property begins. Landowners identify their properties using detailed boundary lines. Surveyors establish these boundary lines with measured angles and distances, creating a map of the land.

If boundary-line disputes arise between neighboring properties, remedies include pursuing legal actions such as negotiating with a neighbor, quieting the title, or referencing deeds.

Understanding Property Boundary Lines

If you recently purchased a new home or are planning to build a fence or building on your property, it's vital that you know where your property boundaries lie. People often struggle to find property lines and may need to visit an assessor's office for assistance in determining the property lines. 

If a current property survey doesn't exist, you will need to have one done. An assessor can assist with this. Otherwise, you can find the property lines in a geographical information system (GIS), which is often publicly available through the assessor's office. Legal boundaries will be in the surveys available in such a system. These maps are known as PLAT maps.

Frequently Asked Questions About Property Boundaries

Review any of the following material for more information, including legal descriptions of important and fundamental concepts related to property boundaries:

• Where can I find information that will tell me my exact property boundaries?

• What remedies do I have if my neighbor starts to use my property?

• Can my neighbor and I simply agree on where the boundary should be?

Where can I find information that will tell me my exact property boundaries?

You may be able to find the property markers or boundary monuments yourself. They'll be located at the corners of your property. Often, these are metal pins or stakes buried 6"-10" below the surface at each corner. The markers should be shown on the land survey. You can use a shovel and a metal detector to find them. You can also reference the description in your deed and walk the boundaries of your property.

You may find information about how to find markers on properties like yours by visiting the section of your city's website dealing with construction and permits.

If you are experienced enough to read and understand a land survey, you can request a copy of the land survey or subdivision plot from your county clerk's office. These documents are required to have detailed information about your property boundaries, but they are complex and written for professional surveyors.

If you want to know exactly where your property boundaries are, hire a licensed land surveyor. They'll come out to your land and place markers on your property's boundary lines. You can find licensed land surveyors in your area by searching the internet, or by visiting your town hall and asking city staff who conducts surveys in your area. (In rural communities, there may be only one surveyor who handles a large area.)

In most situations, the cost of a land survey is dictated by the size of the land to be surveyed, whether an accurate subdivision map already exists, the geographic location, and the last time the land was surveyed.

The cost of a survey typically starts at $500 and goes into the thousands of dollars. If your land has not been surveyed for a long time, or if there are multiple existing survey maps that conflict, you can expect to pay more.

What remedies do I have if my neighbor starts to encroach on my property?

The following are some of the actions that you can take:

• Negotiate with your neighbor. Talk to your neighbor about the issue as they might be unaware of the encroachment. They might also be willing to correct their mistake and adjust or remove the things encroaching on your property boundaries. Document this conversation in writing and signed by both parties.

• File complaints with the local zoning authority. You can also send a formal cease and desist letter against your neighbor. Here, you might need a real estate attorney to write the written warning. Then they can help you file a complaint with the local zoning authority.

• File a trespass lawsuit. You can file a legal action, such as an injunction, to stop your neighbor’s encroachment. You can request a court order for the removal of the structures that encroach on your property boundaries. In most cases, you can also seek monetary damages.

If you think your neighbor is starting to use your land, even if it's just a minor encroachment like building a fence in the wrong location or installing a drainage pipe that crosses the property line, you need to act immediately.

Property boundaries are very important when it comes to the use of land. Even a small encroachment by your neighbor onto your land may result in consequences that you cannot foresee. For instance, if your neighbor builds a fence or a new driveway that comes onto your property by a few inches. This may be enough for a title company to refuse to issue insurance when you sell your house.

Also, many states have laws that allow a person who uses another's land for a long enough time to gain a legal right to use the land. In some cases, they gain ownership of that land through adverse possession.

As with most situations, the best option is to start talking with your neighbor as soon as you notice the encroachment. The neighbor may have made a simple mistake and will correct the error.

If your neighbor does not want to cooperate, your best option is to point out the deed showing the property boundaries. You can also hire a surveyor to come out and place new property line markers. If the neighbor does not stop building on your land, hire a lawyer and bring a trespass lawsuit. A judge can issue an order to force your neighbor to stop building on your land.

Can my neighbor and I simply agree on where the boundary should be?

Yes. If you and your neighbor have agreed on the property boundaries, you can make a "lot line agreement," also called a "lot line adjustment agreement." These agreements are official and binding. They are made by making and signing deeds that describe the agreed upon property line in detail.

Before proceeding, check your local zoning and subdivision ordinances to make sure your new lot will comply. Some communities require lots of a certain size before they allow animals or extra buildings. Even a small loss of property could create an unanticipated problem. You may need to appear before your town's planning commission or governing board to get your lot line adjustment approved.

If you or your neighbor are still both paying off mortgages on your properties, you may need to consult with an attorney before making a lot line agreement. Your mortgage is signed with a description of the property. If you execute a deed without the bank's approval, you are in breach of your mortgage. You'll need a loan modification. You will be responsible for any costs associated with the modification.

After signing the deed, file it with the county land records office. This office, which is sometimes called the County Recorder's Office or the Land Registry Office, will file the deed and make it available for public viewing upon request. The filing gives notice to any future purchaser of the land of the new, agreed-upon property boundaries.

Have More Questions About Property Boundaries? Ask a Lawyer

Property disputes can get heated quickly. The best way to keep a dispute from getting out of hand is to understand your property rights. Contact a skilled real estate lawyer near you to discuss your situation and learn how they can help resolve your matter decisively. It's important for homeowners to understand laws related to property boundary lines thoroughly. Whether concerning easements, property surveys, property deeds, or home improvements, property owners should be aware of relevant laws. If you need more help, speaking with a licensed real estate attorney could be best. It's often advisable not to use a DIY approach. It's best to contact a lawyer to resolve these legal disputes.