Boundaries FAQ
Answers to your frequently asked questions about property lines.
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How can I find the exact boundaries of my property?
You can hire a licensed land surveyor to survey the property and place official markers on the boundary lines. A simple survey usually costs about $500; if no survey has been done for a long time, or if the maps are unreliable and conflicting, be prepared to spend up to $1,000. Professional organizations often provide useful information on how to choose and work with a land surveyor.
My neighbor and I don't want to pay a surveyor. Can't we just make an agreement about where we want the boundary to be?
You and the neighbor can decide where you want the line to be, and then make it so by signing deeds that describe the boundary. If you have a mortgage on the property, consult an attorney for help in drawing up the deeds. You may need to get the permission of the mortgage holder before you give your neighbor even a tiny piece of the land.
Once you have signed a deed, you should record (file) it at the county land records office, usually called the County Recorder's Office, Land Registry Office or something similar.
What can I do if a neighbor starts using my property?
If a neighbor starts to build on what you think is your property, do something immediately. If the encroachment is minor -- for instance, a small fence in the wrong place -- you may think you shouldn't worry. But you're wrong. When you try to sell your house, a title company might refuse to issue insurance because the neighbor is on your land.
Also, if you don't act promptly, you could lose part of your property. When one person uses another's land for a long enough time, he can gain a legal right to continue to do so and, in some circumstances, gain ownership of the property.
Talk to your neighbor right away. Most likely, a mistake has been made because of a conflicting description in the neighbor's deed or just a mistaken assumption about the boundary line. If your neighbor is hostile and insists on proceeding, state that you will sue if necessary. Then send a firm letter -- or have a lawyer send one on his or her letterhead. If the building doesn't stop, waste no time in having a lawyer get a judge's order to temporarily stop the neighbor until you can bring a civil lawsuit for trespass before the judge.
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