How Do I Know Where My Property Lines Are?

What are Property Lines, and Why do They Matter?

Property lines are the legal boundaries of a given property, but unfortunately, they’re not always easy to find. Not only is it essential to know where property lines are to keep from planting or building something on a neighbor’s property, but it’s also important to know that most lots come with setbacks that prohibit building within a few feet of a property line. Guessing where the legal boundary is can result in having to tear down a shed or garage that’s too close to the property line.

Homeowners are responsible for maintaining the lawn and yard on their property and most are not willing to let a neighbor use valuable lawn if it doesn’t belong to them.

RELATED: Whose Responsibility Is it: Homeowner, Town, or Utility Company?

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Visit the county recorder’s office or the assessor’s office. Ask what maps are available for public viewing that include your neighborhood and street. Request a copy of any maps that show clear dimensions of your property lines. Use the maps for reference when measuring your property’s total boundary line on each side.

The Bottom Line

As a homeowner, it’s crucial that you’re aware of property lines so that you can respect your neighbor’s property and avoid any legal disputes. If you’re struggling to find your home’s property lines, utilize one of the strategies mentioned above, or go online to check. Remember that before you start an outdoor project such as building a fence on the property line, make sure to consult with your neighbor and a real estate agent about your property’s rules and regulations.

Are you trying to put in a new fence but aren’t sure how to pay for it? Why not apply for a cash out refinance today?

Can My Neighbor Build A Fence On The Property Line?

If your neighbor is thinking about building a fence on the property line between your two homes, they must be aware of all necessary laws and regulations. Where a neighbor can build a fence on the property depends on jurisdiction laws and any deed restrictions on either of your homes. As a general rule, laws typically state that a fence must be built at least 2 – 8 inches from a neighbor’s property line. A fence built directly on a property line may result in a joint responsibility of the fence between the neighbors, including maintenance and costs. Just as a precaution, if you or a neighbor are thinking of building a fence on or near one of your home’s property lines, make sure to consult your real estate agent on any rules and regulations.

Final Thoughts

Before building a new structure or installing a driveway, it’s vital to have a professional come out and mark the property lines. Property pins can be moved over the years, and in some cases, the boundary may extend past a property boundary marker if a previous owner bought or sold land to a neighbor. In a best case scenario, you may have more land than you thought you did. In a worst case scenario, you may have poured the driveway on the neighbors’ land, and they can make you tear it out.

Why Are Property Lines Important?

Property lines are important because they eliminate gray areas when it comes to property ownership. Because of property lines, you know exactly what land you’re getting when you begin the process of buying a house. Your mortgage lender and/or title insurance company will need to verify the property lines to help you qualify for a mortgage.

Knowing your property lines is also helpful when starting a home improvement or major landscaping project. You’ll want to have an understanding of where your yard ends and a neighbor’s begins. That way, you won’t end up accidentally building a new addition on your home or putting up a fence around your yard that encroaches on your neighbor’s property.

Finally, being aware of your property lines shows that you’re respectful of the neighboring premises. Knowing the boundaries of your property can help you avoid disagreements with your surrounding neighbors, especially ones that could lead to legal disputes.

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.

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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.

How to Find Property Lines for Free

Homeowner’s Deed

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.

Buried Pins

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.

How Property Lines Are Determined

We know that fences don’t line every landowner’s plot, so how do we define where one yard ends and the neighbor’s begins? It’s a little less than precise, but to help make things more standardized, nearly the entire country has adopted a protocol called the Rectangular Survey System (RSS).

Land surveyors use RSS to develop a system of rectangular parcels of land that can be added and measured to create an outline of the property. RSS works by dividing all land parcels into roughly 1-mile sections. The word “roughly” is used because these sections are hardly ever perfect.

Roads, creeks, rivers, lakes and tree lines often get in the way of the perfect mile. The lines are then separated into two types: meridians and baselines. Meridians run north and south, baselines run east and west.

The RSS system was first used in eastern Ohio in an area called the Seven Ranges. The epicenter of the system is on the Ohio – Pennsylvania border near Pittsburgh. County lines regularly follow this survey, and the creation of it in the Midwest explains why many counties are rectangular in shape. This system has since become the nationwide standard of how we calculate property lines today.

Property Lines And Home Appraisals

So, what does this mean for home appraisers? While conducting an appraisal of a given property, the appraiser will visit the county assessor’s office in the local municipality to acquire property records. They will look at the parcel ID and legal description to verify the basic description of the property location.

If the property is in a subdivision, then it will most likely be measured by RSS, and property lines can often be identified on the associated plat map. If the appraiser cannot verify the property boundaries, they will have to request a copy of a survey that would have to be performed by a licensed surveyor.

Why is it important to know the location of your property lines? 

Property lines are in place to keep one property owner from encroaching on another owner’s land or compromising their privacy by building too close to their house. A typical encroachment might be tree limbs that grow past your property and overhang into a neighbor’s yard or a driveway poured to extend onto a neighbor’s property. When you know exactly where your property lines fall, you’ll avoid accidentally encroaching on your neighbor’s land.

If you plan to build a permanent structure, you’ll want to be as accurate as possible, and ordering your own land survey is the best option. In most states, you are required to call a diggers hotline 811 to request buried utility information before you build a fence, plant a tree, or extend your driveway. This call ensures you know the location of any buried wires or irrigation systems to avoid causing damage. Within a few days’ notice, someone from your local utility company should be able to mark county wires or pipes with spray paint or flags.

Since property line information can be valuable to someone you may sell your house to, you will want to keep all records. Keep a copy of a new survey you’ve completed, a plat map, or any information from the city or county offices in digital or hard copy format. If you do a new survey, you may also need to register it with your county assessor or recorder. During the sale of a property, the title company will search for encroachment of one property into another. They may refuse title insurance to the seller if they find a property line dispute.

When you know how to find your property lines, you’ll gain peace of mind for any project that could come close to the edge of the property. Showing respect for your neighbor and their property rights can help you avoid a lawsuit. 

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.

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