Content of the material
- Check your deed
- Bring in a Professional Surveyor
- How to Find Property Lines for Free
- Homeowner’s Deed
- A Tape Measure
- Existing Property Survey from Mortgage or Title Company
- Existing Property Survey from County or Local Municipality
- Buried Pins
- Use an App
- Visit the Local Zoning Department
- Pro Tip
- 5. Paint Your Trees To Mark Your Boundary
- 10. Use Old Tires and Stack Them at Boundary Corners
- How To Find Your Property Stake:
- Can My Neighbor and I Simply Agree Where the Boundary Should Be?
- Related Resources
- Property Line Disputes: What They Are And How To Resolve Them
- Land Survey: What It Is, Types And Cost
- Home Buyer’s Guide To Right Of Way Easements
- Why You Might Need to Know Your Property Lines
- How to Find Your Property Line in 5 Steps
- Step 1: Check Your Deed
- Step 2: Look at Your Plat Map
- Step 3: Look for Property Markers
- Step 4: Get Your Land Surveyed
- Step 5: Keep a Record
- You Don’t Have To Solve This on Your Own – Get a Lawyer’s Help
Check your deed
Your deed contains a description — in words — of your property’s boundaries. Following the description, you should be able to measure from named landmarks to determine the location of your boundaries. Just be warned: The description may rely on the location of a tree that no longer exists or a creek that has gone dry.
If the most recent deed for your property does not contain this sort of description, it will refer you back to an older deed. Keep following the references back, until you find a deed with a description of the boundaries.
Bring in a Professional Surveyor
Before you drive yourself too crazy with the metes and bounds survey, know that the only legally binding method to determine exact property lines—essential, for example, if you intend to build an addition to your house—is to have a professional survey. Local building codes will determine how close to your property line you can legally build. A professional survey could cost from a few hundred to more than a thousand dollars, depending on the size of your property and the complexity of the survey. Costly, perhaps, but adding to your dream house while keeping in your neighbors’ good graces is priceless.
RELATED: How Much Does a Land Survey Cost?
How to Find Property Lines for Free
A homeowner’s deed should include a legal description of the plot of land, including its measurements, shape, block and lot number, and other identifiers such as landmarks and geographical features. If the language is tricky, reach out to your real estate lawyer or agent for help in deciphering it.
A Tape Measure
If you want to visually confirm your property lines, you can use a tape measure to determine the boundaries. From a known point detailed in the deed’s description, measure to the property’s edge and place a stake at that point as a marker.
After all the edges have been determined, measure the distance between the stakes. Compare the results to make sure they match the corresponding deed or plat.
Existing Property Survey from Mortgage or Title Company
Most mortgage lenders require prospective homeowners to have a current survey, and your title insurance also depends on it. If you bought your home recently but don’t have the survey, contact either company to see if they have a copy on file.
Existing Property Survey from County or Local Municipality
A property’s history and legalrecords are generally kept in the municipality or county’s tax assessor’s office or in its land records or building department. You can usually begin your search by going online to access the relevant property records. Most municipalities offer this information for free, but some offices may require a small fee or ask that you access the records in person.
At the corners of your property, you may be able to find steel bars that have been buried, sometimes still visible, with a marked cap on the top end. These were likely placed on your land when a survey was completed. If you can’t readily see the pins (they may have been buried over time), use a metal detector to help you locate them.
While this isn’t a legally binding way to determine your property lines, it will give you a good idea of the boundaries. Warning: Before you start digging, call 811, the national call-before-you-dig hotline, to request the location of buried utilities you don’t want to inadvertently dig into an underground utility line.
Use an App
Download an app like LandGlide that uses GPS to determine a parcel’s property lines. LandGlide is free for the first seven days.
Visit the Local Zoning Department
The zoning department is the municipal office that records plats: the maps, drawn to scale, that show land division. Unless your home was built more than a hundred years ago, you can probably obtain a copy of your block and lot plat for a minimal fee. This will give you the exact dimensions of your lot—in other words, the property you legally own—in relation to other lot lines on your block.
We suggest that you mark out your fence line as early as possible after you buy. That way your neighbours can see where the fence is going and there is ample time to resolve disputes that have the potential to frustrate everyone on installation day. Be friendly and proactive with your neighbours, especially if there’s been conflict in the past.
5. Paint Your Trees To Mark Your Boundary
Painting trees is the most environmentally-friendly way to create boundary lines that aren’t an eyesore on your land.
Paint isn’t damaging to trees, and if you paint a few inches on corner trees, it can be a great way to ensure that people know where your boundaries lie.
Any paint brand will do for this particular trick, but bright colors are advised to make the boundary mark as visible as possible. See this YouTube video for details:
10. Use Old Tires and Stack Them at Boundary Corners
If you’re feeling creative, using repurposed tires can be a great way to mark the boundaries of your property.
There are so many ways to decorate these stacks:
- You can drape them with fairy lights.
- Fill them with colored sand or rocks
- Paint them in any color you like.
Just place the tire stacks at each corner of your outdoor space, and they’ll do their job just fine.
You can find tires available for recycling at any large DIY store or car garage.
How To Find Your Property Stake:
It is much more common for the stakes to be several inches underground. Not so deep that they match up with the frost line, but deep enough that some digging is necessary. In that case, your best bet is to buy or rent a metal detector (inexpensive ones cost less than $50). When you’ve found your target, dig down to make sure that it’s really a stake and not just a lost quarter.
After you have found the iron property stake, replace the dirt and hammer in a small piece of wood as a visible marker.
Note: If locating your property lines precisely—in a legal dispute, for example—we strongly recommend that you hire a professional surveyor.
Can My Neighbor and I Simply Agree Where the Boundary Should Be?
If you and your neighbor have agreed where you both want the property boundaries to be, then you can make a "lot line agreement," also called a "lot line adjustment agreement." These agreements are official and binding by making and signing deeds that describe in detail the agreed upon property line.
Before you proceed, check your local zoning and subdivision ordinances to make sure your new lot will be in compliance. 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 will probably 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 will need a loan modification. You will be responsible for any costs associated with the modification.
After signing the deed, you will need to file it with the county land records office. This office, which is sometimes known by names such as the County Recorder’s Office, or the Land Registry Office, will file the deed and make it available for public viewing upon request. This gives notice to any future purchaser of the land of the new, agreed-upon property boundaries.
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Property Line Disputes: What They Are And How To Resolve Them Refinancing – 4-minute read Andrew Dehan – May 23, 2022 Disputes over boundaries between properties can sometimes pop up among homeowners. Learn more about types of property line disputes and how to settle them here. Read More
Land Survey: What It Is, Types And Cost Home Buying – 5-minute read May 23, 2022 Need a land survey but aren’t sure which type? Here’s a guide on the types of land surveys you may need and their costs to determine which one is right for you. Read More
Home Buyer’s Guide To Right Of Way Easements Home Buying – 5-minute read Kevin Graham – May 23, 2022 Wondering if the house you’re buying might come with a right of way easement? Learn how to check and what it will mean if there is one. Read More
Why You Might Need to Know Your Property Lines
You will need to know your property lines if you are planning to build an addition to your home, add a deck to the back, or if you want to do any major landscaping changes. Even if you want to build a fence, you will need to know your property lines.
Knowing property lines is also important if you are buying or selling real estate. If you are the seller, you will need to let potential buyers know exactly what they are paying for. And if you are buying a property, you want to be sure of the boundaries of the property you make an offer on it. Your mortgage and title companies will likely require your property lines, too, as they prepare your paperwork.
And lastly, knowing your property lines can help you avoid disputes with your neighbors. Having clearly defined boundaries makes it easier to know who is responsible for tree removal, for example. It will also help you avoid any issues of encroachment: when one neighbor builds something that sits on the other’s property.
There are many reasons you might want (or need) to know property lines. Once you decide you want to know your property lines, the next step is to figure out how to find property lines.
How to Find Your Property Line in 5 Steps
To find your property line, follow these five steps.
- Consult your deed for details of your property’s boundaries.
- Assess a plat map of the area to verify the deed’s information or find information not covered in older deeds.
- Look for natural, temporary, and permanent land markers at the edge of your property.
- If you cannot find any markers, hire a surveyor to look over your land.
- Update your personal records at the end of the process.
If you follow these steps, you should have an exact placement for your property lines. Finding your property line is actually relatively simple. Though the process will vary depending on your individual property’s size and location, and the state of your records, there are a few common things you can do to find your property line.
Step 1: Check Your Deed
A good place to start when looking for your property line is the deed to your land. As a binding legal document recording your holdings, a deed should list the exact boundaries of the property in some way. If it doesn’t, it will refer to a different document that does have those measurements.
If your deed does refer to a different document, it may be slightly out of date. So, it might describe landmarks that no longer exist. If this is the case, you’ll want to check a more up-to-date document.
Step 2: Look at Your Plat Map
A plat map, also called a property line map, describes the boundaries of different properties in a certain area while also offering topographical information like elevation, the presence of water, and other long-term structures.
There are five different kinds of plat maps, but the ones you’ll need to find your property lines are subdivision and consolidation plat maps. These show the dividing of a single parcel, or property, into smaller pieces or the uniting of small parcels into larger land groups, respectively. You may also consult amending plats, which show small corrections that have been made.
They’re usually reasonably up-to-date, with some counties renewing them every year. This does change from county to county, though, so be sure to verify that you have the most recent map available to you.
You should have a copy of at least one of these maps in your records. If not, you can request them from your local assessor’s office. In some cases, you can even request them online. You can usually do this through your local government’s land records, building, or tax department.
Step 3: Look for Property Markers
As mentioned above, some properties have obvious landmarks such as streets or rivers as their limits. When this is not the case, surveyors will often leave behind artificial marks as a record of where your property ends. These come in two main forms.
The first kind of property marker is a temporary flag. These small, brightly colored flags are designed to be easily spotted and are usually quite fragile. They are only intended to mark off an area for a short time until a more permanent method is installed. If you’ve had a survey done recently, you may have flags.
The second kind is permanent markers. Though they can be made of wood or concrete, the most common property markers are metal stakes. These markers are thicker rods of steel or another durable metal that are driven into the ground and either completely buried or left with a small, colored cap sticking out of the ground.
If you haven’t had a survey done recently, then these are the most likely markers to look for. Consider going to the likely edge of your property, as designated by your deed and plat map, and using a metal detector to find these markers. Dig down to verify the marker if you can’t see a cap.
Step 4: Get Your Land Surveyed
Sorn340 Studio Images/Shutterstock
If you’re unable to find any property markers on your land’s edge, then it may be time to call in a new survey. This means contacting a land surveyor, either directly or through your mortgage or title company.
Licensed surveyors are trained to make exact measurements of your property using specialized equipment, basing their surveys on the existing legal information. These surveyors can either be government-sponsored or hired by real estate companies to assess properties prior to their sale.
Hiring a land surveyor can be relatively expensive. According to Home Advisor, the whole project will cost, on average, between $347 and $680, with higher prices for larger plots of land or more populous areas.
Remember to check that the surveyor you hire is licensed and experienced in working with properties in your area. This information should be freely available upon request, as all professional surveyors need to pass certain exams and be in good legal standing with your state’s professional board.
Step 5: Keep a Record
Once you’ve determined your property’s borders, be sure to request updated paperwork for your records. Get an updated survey results record, plat map, and deed – for which you’ll want to consult a legal professional to make sure it’s accurate.
Alongside your land records, you’ll want to keep a copy of your mortgage for the life of your ownership of the property. If you’ve just moved in, you should keep a copy of the closing agreement for at least a year after closing. These records can be physical or digital, and you should keep a backup as well.
You’ll also want to turn in those updated land records to your local government property agency so that they have them on file. You may also consider sharing the information you’ve found with your neighbors – especially the results of any surveys – so that they can have an up-to-date record of their property as well.
You Don’t Have To Solve This on Your Own – Get a Lawyer’s Help
Meeting with a lawyer can help you understand your options and how to best protect your rights. Visit our attorney directory to find a lawyer near you who can help.Or contact an attorney near you: