Find Your Property Lines The Easy Way
So, you’re about to build a swimming pool, put up a fence, or erect an additional structure outside your house. You’re excited about it, and of course, you have every right to be. There’s only one problem, though: you can’t say for a fact that this is the exact point where your property ends.
Now, you can go ahead and build the swimming pool anyway. But what if your neighbors come around and show you evidence that the land upon which your structure is now erected isn’t actually yours?
You’re accused of encroaching, and what’s more, you have to remove your structure and count your losses. This obviously isn’t the best way to handle the situation; instead of waiting for someone to show you evidence of where your land ends, it is much wiser first to identify your property lines yourself.
This way, you can not only erect as many structures as you want within those lines, but you can also do it with peace of mind knowing you’re not encroaching on anybody else’s space.So, how to find property lines? Thankfully, there are multiple methods to get this done, and this in-depth guide will teach you everything you need to know about it and more.
What Exactly Are Property Lines?
Property lines are simply boundaries that specify where your property ends and another begins.
In practice, however, identifying and recognizing these lines can be more challenging than it appears on the surface. This is because there aren’t usually actual lines of demarcation on properties, and identifying where your line ends can sometimes be a chore.
With new construction homes, there’s a likely chance of having a surveyor help you understand your property lines. Some properties are also marked with wood stakes to indicate property lines.
Sadly, this isn’t the case with every house. If you don’t fall into the category of homes with obvious property lines, there are several methods below to help you find your property lines.
7 Methods to Help You Find Property Lines with Ease
1. Check Your Homeowner’s Deed
A homeowner’s deed is typically the first place to look for your property lines. This is because a deed is generally the primary source of information for newly acquired properties.
Some of the legal descriptions included in deeds are land measurements, shape, block, lot number, geographical features, and landmarks.
This is usually quite helpful, but it can also be confusing in some cases. For instance, a deed might reference natural structures or landmarks, such as trees or bodies of water, that no longer exist.
Additionally, some deeds may contain ambiguities because many properties were initially grouped together as subdivisions.
If your homeowner’s deed makes references to obsolete structures or is written in ambiguous terms that you can’t quite comprehend, it is advisable to reach out to your lawyer or agent for further clarification.
You can obtain your homeowner’s deed from the county register’s office.
2. The Property Line Map (Plat)
Most homeowners receive a property line map (or plat map) after purchasing their homes. A plat is a map outlining important structures on your property, including elevations, bodies of water, external structures, and most importantly, property lines and their measurements.
Getting your hands on your property line map automatically gives you everything you need to understand your property’s boundaries. This way, you can build structures within your boundaries without stepping over the line.
If, for some reason, you are unable to get your own property line map, you can use your neighbor’s map to your advantage. Plat maps are often available in hard copy or as digital files online and can typically be found at your local assessor’s office.
3. Requesting Existing Property Line Survey
Finding your property line survey is another effective way to determine how to find property lines. In many cases, property line surveys are included with your property line map (plat), but there are instances where the survey may not be part of the plat.
For those who find themselves in this situation, there are typically two options available.
The first is to request a copy of the survey from your mortgage or title company. These companies usually maintain a copy of the survey on file, as new surveys are often required when properties are purchased.
The second option involves obtaining your property’s legal and historical records from your local county office. In some cases, these records may be available online at no charge. However, in other instances, you may need to visit the office in person, and a fee may apply to access the necessary documents.
4. Visual Clues
Visual clues can be incredibly helpful when trying to identify your property lines. How is this so? It’s actually quite common to find significant markers, such as sidewalks, street lamps, or utility poles, positioned along boundary points to indicate where property lines might lie.
While this method can be useful, it’s important to note that it’s not the most reliable or legally binding approach for confirming your property lines. The other methods listed are far better suited for providing an official, accurate determination. However, visual clues are great for those who already have a rough idea of where their property lines might be and need some added confirmation.
By aligning these visual markers, you can get a general sense of where your boundaries might be. That said, it’s crucial to remember that this method should never be relied upon when planning to build permanent structures. It is, at best, a speculative approach that lacks legal weight.
5. Buried Survey Pins
Survey pins are usually buried to indicate property lines. These are thin steel bars that have been buried along with a marked cap at their top end. This is usually done when a surveyor completes a land survey.
Some of these pins may still be visible above ground from time to time, but they are usually buried over time. In this case, it may be helpful to use a metal detector to discover their locations.
Survey pins are usually buried close to a sidewalk or property curbs, so this should typically be the first place you look.If you’re wondering how to find property lines, it’s important to note that survey pins are generally not considered accurate methods for determining property lines. Again, like the visual clues and markers, survey pins are mostly used to form an educated opinion of where your property line is most likely to be.
6. Hiring a Licensed Surveyor
The most accurate method for determining your property lines is to hire a licensed surveyor. In most states, only licensed surveyors are recognized for legally binding surveys.
Hiring a surveyor ensures that the property lines are clearly marked and can withstand legal scrutiny. Another advantage of hiring a surveyor is the timeliness and certainty they provide, without outdated records or references.
However, hiring a surveyor can be expensive, ranging from several hundred dollars to a few thousand, depending on the size of your property. If you have a detailed deed or plat map with up-to-date information, you may not need to hire a surveyor.
7. Google Maps & Government Sites
Some government websites provide free access to property line information. Google Maps also offers property line data, though this is not always available for every property. If your home’s property lines are shown, you can simply zoom into your property on Google Maps to see the boundaries.
To use Google Maps to find your property lines:
- Input “search Google maps” into your search engine.
- Follow the link and enter your property’s address.
- Zoom in on the location until you see the boundary lines clearly defined on the map.
8. Applications & GPS
Lastly, it is also possible to use GPS mapping software to find your property lines. Despite how technical it sounds, the steps involved are quite simple for anyone to follow.
You can use GPS mapping software by entering your plat map and survey document coordinates into the system to find your boundaries with ease. Some GPS software may cost up to $500, but some offer free trials.
How to Find Your Property Lines for Free
If you want to know how to find your property line for free, here’s a brief outline of how to carry out the process with little to no hassle:
Step 1: Upload GPS Mapping Software onto Your Device
Some GPS mapping software may require a purchase, which could cost anywhere between $400 to $500, but some software offers free trials. You can also search for cheaper options if you’re on a budget.
Step 2: Get Your Plat Map or Legal Mortgage Map from Your County Office
Your plat or legal mortgage map will contain the necessary details to help identify your property’s boundaries. You can obtain it from your local county office, either in hard copy or digital format.
Step 3: Review Your Survey Document
Once you have your survey document, review it carefully to identify what is known as the “basis of bearing.” This will guide you with the appropriate reference method to get the best reading. The basis of bearing is always explained in your survey document.
Step 4: Input the Coordinates of Your Property’s Corners
With most GPS mapping software, you can input the coordinates of your property’s corners. In some software, you may be able to enter multiple coordinates at once. Some tools, however, may require you to upload coordinates separately.
Step 5: Enter the First Point in the Mapping Program
Once you’ve entered your first coordinate into the mapping program, you should see an option that says “Go To,” “Enter,” or something similar to input the specific point into the software.
Step 6: Locate the First Property Corner
Upon entering the first coordinate, you’ll be directed to the boundary marker on the ground. Once you arrive at the site, you’ll need to verify that the location is accurate and that the survey matches the physical point on the ground.
Step 7: Repeat the Process for Each Point
Repeat the process for each point of your boundaries. This means entering each property corner’s coordinates, one after another, and placing boundary markers at each point.
Step 8: Mark the Boundary Points
Once you’ve entered all the coordinates into the software and placed the markers on each point, you should have a clear idea of where your property lines are.
It’s worth noting that while this method can provide a general idea of your property lines, it’s not as accurate or legally binding as hiring a licensed surveyor. All other methods, regardless of their complexity, can vary in accuracy and legitimacy.
When You May Need a Professional Land Surveyor
While free tools like online property maps or apps can help you get a general sense of your property boundaries, there are situations where they fall short. If you’re dealing with property disputes, legal boundary issues, or construction planning, how to find property lines with precision becomes crucial. A licensed surveyor can provide precise measurements and resolve legal disputes by ensuring that property boundaries are clearly defined and legally recognized.
Tips to Avoid Boundary Disputes with Neighbors
Boundary disputes with neighbors can be stressful, costly, and time-consuming. To avoid these issues, take proactive steps before making any changes to your property:
Talk Before You Dig or Build
Always talk to your neighbor before starting any project near your shared boundary. Knowing how to find your property line for free using methods like plat maps or online tools can help ensure you’re clear on your boundaries before you begin.
Share Maps/Documents
Share official property documents, such as your deed or plat maps, with your neighbor to clarify the boundaries. This is especially helpful when trying to resolve disputes and ensure that both parties are in agreement about property lines.
Keep Records of Everything
Document all communications regarding your property lines to have a paper trail in case legal intervention is needed. Keeping a record of your efforts can help avoid misunderstandings and ensure that both you and your neighbor are informed.
Finding Your Property Lines – FAQ
What is the most accurate way to find my property line for free?
The most accurate method is to consult your plat map, which you can obtain from your local government or county records office.
Are online property maps legally valid?
While online maps provide a general idea, they are not legally binding. Only an official survey can determine your legal property lines.
Can I find my property line with my phone?
Yes, there are apps available that can help, but they may not be as accurate as a professional survey.
Where do I get a plat map if I lost mine?
You can replace your plat map at your county office or through online portals in many jurisdictions.
What should I do if my neighbor’s fence is over my line?
Start by talking to your neighbor. If unresolved, a professional survey may be necessary.
How deep are property line pins buried?
Property pins are generally buried 6 to 12 inches, though this can vary.
Why Are Survey Pins Not Considered Accurate?
Survey pins can move over time due to various factors, such as utility work or tree removal. This makes them unreliable for determining exact property lines.
My Survey Pins May Have Moved, Has My Property Line Done the Same?
No, the movement of survey pins doesn’t affect your legal property lines. Pins are just markers.
Do I Need to Acquire Digging Permission?
Yes, always dial 811 before digging to avoid damaging utilities.
Is it Really Worth it to Hire a Professional Surveyor?
Yes, hiring a professional surveyor is worth the cost, especially if you’re having trouble determining your property lines from other methods.
How Can I Find the Best Surveyor?
Choose licensed surveyors, ask for recommendations, and ensure they have the right equipment and insurance.
How Long Does It Take For a Surveyor to Find My Property Lines?
Surveying can take anywhere from 30 minutes to several hours, depending on the property’s size and complexity.
Why Are Survey Pins Not Considered Accurate?
The survey pins method of finding property lines is not considered accurate for a number of reasons, the most important of which is the fact that survey pins are not as static and immovable as their presence might suggest.
They are known to change locations over time, with more regularity than you may think. This can happen for a number of reasons.
Utility crews may have found them and moved them. Men working on tree removals may have also done the same. And of course, digging properties can also be a tricky affair.
All of these are why officials and even homeowners are usually tentative about using survey pins as a factual method of finding property lines.
It is worth mentioning that survey pins can still perform the function of giving you a good idea of where your property lines are. Even if one has moved, several pins still tend to remain in alignment.
My Survey Pins May Have Moved, Has My Property Line Done the Same?
As mentioned earlier, survey pins tend to move. So if you find that your survey pins have indeed moved farther than the spot specified in your property line map, it is only natural to wonder whether or not your property lines have also legally moved.
We’re going to have to tell you to stop the celebration, though, because sadly the fact that your survey pins moved does NOT indicate that your actual property lines have.
Pins are just pins. Again, this is one of the reasons survey pins are not considered legally binding in determining property lines.
Do I Need to Acquire Digging Permission?
Yes, you will definitely have to dial 811 prior to digging. It is important that you do not hit irrigation systems or buried wires in your attempt to find a buried survey pin.
So firstly before you begin any actual digging process, dial 811 and acquire important utility information that will either confirm that there isn’t any important utility line buried on your property or guide you on how to carry out the digging without damaging these essential utilities.
Is it Really Worth it to Hire a Professional Surveyor?
Yes, it is worth it to hire a professional surveyor, especially when you’re finding it hard to find your property lines through the homeowner’s deed and the property lines map.
Hiring a professional surveyor may be expensive but it is worth it in the end. You get the timeliest reading and can proceed with your projects without fear.
Also, depending on the size and surroundings, hiring a licensed surveyor may not even be as expensive as many consider it to be.
How Can I Find the Best Surveyor?
Firstly it is important you go for licensed surveyors as licensing is required in most states. Furthermore, you can always compare surveyors to determine which is the best for you.
Another important practice involved in choosing a surveyor is to ask around for recommendations, either from close friends, agents you’ve worked with in the past, or anyone with experience in that area.
You can also ask questions such as what equipment they are going to be making use of, which, for example, should be GPS or CAD for higher accuracy.
Lastly, it is also important that you confirm that your surveyor provides professional liability insurance, which covers you in case of accidents or mistakes.
How Long Does It Take For a Surveyor to Find My Property Lines?
This generally depends on the size of the home, the size of the land, and the terrain. For instance, small homes built on small plots without much-surrounding trees can be surveyed in thirty minutes or one hour at the latest.
On the other hand, homes that are much larger on rough terrain with surrounding trees, woods, and fences can take several hours to be surveyed successfully.
The price of hiring a licensed surveyor also directly depends on these things. A surveyor will obviously charge more for a big house with complex surrounding terrain than a small house on a simple, small land.
Are There Other Specific GPS Applications for Finding Property Lines?
Yes, you can make use of certain GPS applications to find an accurate description of your property lines with ease. Some of these include:
LandGlide App – This application uses GPS technology to give a concise description of your property lines. The app is well-reviewed and boasts of having property records spanning more than 95 percent of the United States.
Property Survey GPS – You can also make use of the property survey app to access records, find property lines, and store your own measurements.
Landgrid Map – Making use of the same GPS technology, Landgrid gives you access to property data for parcels all over the US. For those who aren’t interested in accessing existing surveys, the app also possesses a survey editor that allows users to create their own unique surveys.
Are Property Surveys Public Record?
Yes, property surveys can be public records, but only in certain states. It is advisable to first visit your county website to get familiar with your state’s laws regarding accessing survey records.
It is also worth mentioning that, unlike property survey records, property line maps themselves are generally available to the public, no matter the state.
This is why the latter can usually be found and accessed easily at local county offices.
Finding property lines can be tricky and choosing a method with which to carry out the process can also be just as tricky as the thing itself.
Above we have listed 7 simple methods through which you can carry out the process, each with varying levels of accuracy and legitimacy.
The first step involves making use of your homeowner’s deed, while the second involves reading your property line maps. Both may be subject to varying physical changes that may have made them less accurate and easy to follow over time.
Other methods such as visual clues, digging for buried survey pins, and using GPS mapping software all offer a varying level of dependency. Their best use is to get a general idea of where your property line falls, and they are not to be used in making irreversible or costly decisions.
In the end, the best method without a doubt is to hire a licensed surveyor. This not only gives you a high level of confidence and peace of mind, but it is also completely legitimate and safe from scrutiny. The expense associated with hiring a surveyor, though, may mean one has to resort to some of the other techniques if the objective is just to get an idea or confirm where your property line falls.
This helpful info is brought to you by: Jerry Pinkas Real Estate Experts – 843-839-9870 – Our team of experts wants to help you avoid those mistakes that can be costly and extremely frustrating when you are buying or selling real estate in the Coastal Carolinas.
