🚧 What Is an Encroachment Survey in Real Estate?

An encroachment survey identifies any structures or improvements that cross over a property line, setback, easement, or right-of-way. It helps resolve boundary disputes, confirm legal placement, and ensure compliance with zoning and permitting regulations.

How an Encroachment Survey Works

A licensed surveyor measures the property boundaries and maps all existing structures. Their goal is to determine whether anything extends beyond the owner’s legal limits or onto a neighbor’s parcel, easement, or public land.

An encroachment survey typically identifies:

  • Fences crossing property lines
  • Driveways, parking pads, or walkways extending onto adjacent land
  • Sheds, garages, decks, or additions placed outside permitted boundaries
  • Trees, retaining walls, or landscaping encroaching into neighboring lots
  • Structures built within easements or right-of-way areas
  • Discrepancies between recorded boundaries and occupied use

The final survey report and map are often used by homeowners, title companies, lenders, real estate agents, and attorneys when addressing boundary issues.

Why Encroachment Surveys Matter

For Homeowners:

  • Prevents legal disputes with neighbors
  • Protects property rights and boundaries
  • Identifies improvements built outside legal limits
  • Supports zoning compliance before new construction

For Buyers:

  • Reveals potential issues before closing
  • Avoids inheriting disputes or illegal structures
  • Ensures fences, pools, garages, and additions are legally placed
  • Strengthens negotiation power if problems are found

Common reasons to order an encroachment survey:

  • Boundary dispute with a neighbor
  • Before building a fence, pool, addition, or garage
  • When buying or selling a property
  • Property improvements located near lot lines
  • County or city requires verification for permits

Example of an Encroachment Survey in Action

A homeowner plans to sell their property. During an encroachment survey, the surveyor discovers:

  • The neighbor’s fence is built 18 inches inside the homeowner’s property
  • A shed on the homeowner’s lot encroaches 2 feet into a utility easement
  • The driveway crosses slightly over the property line

These issues require clarification before closing. The survey allows the seller and buyer to address the problems through agreements, repairs, or title insurance endorsements—preventing delays and legal disputes.

Why Encroachment Surveys Matter for FSBO Sellers

FSBO sellers benefit greatly from an encroachment survey because it:

  • Prevents disputes from arising during buyer due diligence
  • Ensures fences, sheds, and improvements are legally placed
  • Builds buyer trust and confidence in the listing
  • Helps avoid last-minute title or lender issues

Providing accurate property boundary information can streamline negotiations and reduce the risk of closing delays.

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