What To Know About Property Boundaries

Understanding the nuances of property boundaries is crucial before undertaking a significant project like building a fence or assisted dwelling unit (ADU). Property lines may not always align with obvious boundaries, like the edge of a lawn or the beginning of a driveway, and misjudging these boundaries can lead to serious rifts with neighbors. Worse yet, these disagreements are more likely if you’re planning major changes on your side of the property line. Knowing the exact dimensions of your parcel and the local property laws is essential and can ultimately save you time, frustration, and money. 

What Is a Property Line?

A property line is a legal boundary that defines where your property begins and ends. Property lines divide the land and dictate the property owner of each portion. These boundaries are particularly important when homeowners install new features like pools and fences. 

It is essential that homeowners understand the terminology of property lines before making potential changes to their homes. Property lines can be complex, and while some have physical markers, others are unmarked and defined only in legal documents. During a property survey, for example, three terms you’ll frequently encounter are “frontage,” “sidelines,” and “setback.” 

• Frontage: This is the part of your property that borders a public road or street, essentially the front boundary line of your land. Knowing your frontage is important because it influences planning permissions, especially if you’re considering building extensions, fences, or other structures near the edge of your property. However, this doesn’t just concern the length of land along the street; it’s also concerned with what you can and cannot do within that space according to local regulations.

• Sidelines: These are the boundary lines that run along each side of your property. These lines stretch from the front boundary (frontage) to the rear boundary, defining your property's width and side limits. You’ll find that these are most crucial when you’re planning side extensions, landscaping, or boundary fences, as they help ensure all modifications stay within your property limits.

• Setback: This refers to the minimum distance a building or other structure must be from a property line, roadway, or other designated feature. Setbacks are important for compliance with local zoning laws and can affect your plans for constructing or adding to existing structures. 

The owner of each plot is responsible for maintaining their land within the boundaries and paying the required property taxes. Additionally, owners can improve the property by observing local zoning regulations and homeowners association (HOA) laws. 

How Do I Find My Property Lines?

As mentioned earlier, some property lines follow obvious boundaries like rivers, roads, and ditches, and there are other cases where those lines are invisible. Here are a few potential ways in which you discover your property lines.

Consult the Property Deed

When considering any changes or developments on your property, it’s essential to verify the legal boundaries – but how you can do that depends largely on your state. For example, these boundaries may be described in your property’s deed, but these requirements can vary by state. 

If the deed does include boundary descriptions, that may be all you need to move forward. If the deed lacks this information, an older deed might have the required details. However, be cautious with older deeds as they can be outdated, and property lines may have changed over time. 

Local Assessor’s Office

In some jurisdictions, assessor offices maintain records on property ownership, which typically include parcel maps and descriptions of property boundaries. These records can provide a general understanding of your property’s layout and dimensions, but they may not be as precise as a formal survey conducted by a licensed surveyor. Therefore, while you can start with an assessor’s office to get an idea of your property lines, a professional survey is recommended if you’re preparing for construction or want to resolve a dispute.

Land Survey

A land survey is the most reliable method for accurately determining your property lines. When you purchase a home, especially if it’s a recent acquisition, there’s a good chance that a land survey was conducted then. Some mortgage lenders require a new survey to be completed before finalizing the purchase of a property to make sure the correct boundaries are documented. 

However, not all property purchases include a new land survey, as practices can vary depending on the lender and the local regulations. If a survey wasn’t performed, or if you’re unsure about the accuracy of an existing survey due to changes in the property or surrounding area, it’s wise to hire a professional surveyor. These professionals can research the home’s history regarding subdivision lines and ecological restrictions. It is important to hire a qualified and knowledgeable land surveyor to perform the survey, as it requires particular expertise to provide accurate information. 

DIY Survey

If you are not afraid of hard work, you can always measure the property yourself with a tape measure. However, this option is only advised if you have the official records to confirm the property lines visually. Pick a point you can easily identify as a starting place in your deed’s description. Measure the distance to the property’s edge and put a marker at that point. Once you have your beginning marker, you can repeat this process until you’ve compared your measurements to the plat or deed. 

Google Maps

If you type in an exact address on Google Maps, you can see some property lines by zooming into the property. Google Maps can provide a general visual of the property layout and surrounding area, which might be helpful for a preliminary look at your property boundaries. However, it’s important to note that this method shouldn’t be relied upon as the sole proof of a property’s boundaries. The accuracy of Google Maps when it comes to exact property lines can vary and isn’t guaranteed. Additionally, this feature isn’t universally available in all locations, and the details and updates of satellite images can differ. 

Download an App

If you want property lines at your fingertips and don’t mind paying a small fee, there are many apps that show property boundaries. LandGlide is the most advanced and comprehensive property line map application that any device can access. This mobile app uses GPS technology to determine your plot’s unique property lines for over 150 million plats across the U.S. LandGlide has a free seven-day trial that users can sign up for before it reverts to a paid subscription (monthly or annual). The app also features a notes section where users can plan for future improvements or landscape changes. 

How To Get Your Property Lines Marked

Before building a new structure, it is vital to have a professional come out and mark the property lines. Survey pins can be moved over time and are not always accurate markers. The only legally binding method to determine exact property lines is to have a professional survey. A property survey can determine where and how you build, from local building codes to ecological restrictions. A professional survey is a financial investment, costing anywhere from a few hundred dollars to over a thousand, depending on the size of the property, but it is a necessary one if you want to ensure you aren’t breaking the law. 

Can My Neighbor Build a Fence on the Property Line?

Whether your neighbor can build a fence on a shared property line depends on your state’s laws. Some areas allow for building on property lines without legally notifying a neighbor, while others require express permission from the other party to install a fence. It is recommended that an attorney draft a specific agreement stating both parties agree to the new feature to avoid potential legal disputes. 

How Close to the Property Line Am I Allowed to Build?

Once again, the parameters of where and how you can build depend on where the property is located. The exact amount a structure needs to be set back from the property line will vary widely from one location to another. Review your local building regulations to determine where to place the structure before beginning the build. 

What Is the Legal Process for Property Disputes?

The legal process for property disputes can be contentious if both parties are unwilling to work together. Dispute litigation can cost a fortune and take a long time. Most lawyers recommend resolving the issue directly with your neighbor first. If settlement is out of the question, you may need to hire an attorney to proceed. When it comes to property disputes, you should work with an experienced property dispute lawyer. Whether you’re filing a property dispute against your neighbor or defending a dispute, you will need an attorney who understands local property laws. Search Expertise.com’s real estate attorney directory and concierge program to find local experts to help you navigate the property dispute process. 

1. Understand Property Issue

The most important step in a property dispute is understanding the boundary issue first. Once both parties agree on the boundary issue, you can work together to resolve it without escalating the claim. Try to find a solution with your neighboring property owner to avoid the high cost of attorney’s fees. If you cannot come to an agreement or there is an outstanding disagreement on the boundary issue, then it may be time to hire a property lawyer who can mediate between both parties. 

2. Send Demand Letter

If both parties cannot reach an agreement, the next step is to send a demand letter. Hire an attorney to draft the letter and explain your legal grounds. The letter will outline the property dispute and give your neighbor the option to respond via a requested action, or it will provide a reasonable price for settling out of court. 

Go to Court or Settle

The best option for both parties is to settle the dispute out of court to avoid costly legal fees. However, if negotiations are not moving forward, it may be necessary to file the dispute with the court. The court will examine the evidence closely and make a legally binding decision that both parties must follow. It is usually best to settle with the other party to get the desired result.