Boundary disputes, which are a type of property dispute, can escalate quickly, turning small weekend projects into tense standoffs between neighbors. If you are worried that a fence or hedge is a few inches off on the neighbor’s land, you are not alone, and it is fixable.

At Estavillo Law Group, our attorneys bring more than 50 years of combined experience in real estate and foreclosure law, with a proven record of high-quality results at reasonable cost. 

This guide shares practical steps that California homeowners can use to identify utility easements, maintain utility lines, and locate property lines, as well as resolve property line disputes without disrupting the neighborhood.

Understanding Property Lines in Everyday Context

Property lines are the legal edges of your lot, representing your property rights as the invisible box that defines where you can build, plant, and park. In daily life, those lines control fence placement, setback rules, and where your landscaper should stop trimming. In tight Bay Area neighborhoods, a foot either way can matter a lot.

Many owners rely on old sketches, plat maps, or property records and a rough memory of where the prior owner said the line sits. That often leads to mistakes, primarily when the assessor’s maps are used as the only proof, since those maps are for tax parcels, not precise boundaries that reflect your property rights. GIS maps and county databases offer a broad overview, but they are no substitute for a professional survey based on property deeds and deed records.

A little homework up front, especially regarding utility lines, can prevent long headaches. Get familiar with your boundaries now, not after a fence is installed or a driveway is widened.

With that baseline in mind, let’s talk about ways to locate the line and resolve potential boundary line disputes before things heat up.

Practical Ways to Locate Your Property Boundaries

You can gather strong facts before calling a lawyer or recording anything. Start with the records you already have, then add clarity step by step.

1. Pull your deed and any subdivision or tract map.

In California, the County Recorder’s Office keeps recorded deeds, plats, and lot line adjustments. Look for detailed descriptions, including legal descriptions that reference distances, bearings, or landmarks. If your home is part of a subdivision, the recorded plat will usually include lot dimensions and angles that help you trace boundaries more precisely.

2. Check the assessor’s portal and GIS layers for quick reference.

These online tools help get an overview of your property’s shape and size, but they are not accurate enough for official measurements. Think of them as a starting point to understand the layout, not as legal proof of where your boundary begins and ends.

3. Walk the boundary with your neighbor and compare notes.

A calm walk and open communication can clear up misunderstandings early about the neighbor’s property. Bring a copy of your deed or plat so both of you can visualize the layout together. If there’s a question about where a fence or hedge sits on the owner’s property, this step can prevent tension and set a cooperative tone before calling in a neutral third party or professionals.

4. Hire a licensed land surveyor to mark the line with monuments.

A signed and sealed survey is the most reliable document you can have for proving a boundary and asserting your ownership rights. The surveyor will use your deed’s description and precise measurements to place markers or stakes where the property truly ends. Keep the final report; it will be helpful for future projects, refinances, or when selling your home.

5. Save copies of everything you review, including photos of markers and corners you uncover.

Over time, markers can shift or get buried, so photos act as a record in case questions arise later, which could potentially lead to monetary compensation. Store them with your property paperwork for easy access.

6. Use modern tools wisely.

GPS and smartphone measuring apps can help you get a rough sense of where lines fall, but they can’t replace the accuracy of a professional survey. Use them to visualize, not to decide.

7. Be mindful of natural features and changes in terrain.

Trees, fences, and slopes can move or change over the years, giving a false sense of where your boundary lies. If your property borders a hillside, creek, or shared driveway, take updated photos every few years to track shifts.

8. Re-check your line before any new project.

Whether you’re putting up a new fence, adding a shed, or pouring a patio, double-check that your plans stay within your property. A quick confirmation before you build can save thousands of dollars in corrections later.

Once you have verified records and clear markers, you can confidently discuss legal aspects of boundaries and seek legal solutions with neighbors or professionals. A little preparation now can prevent costly property line disputes and protect the value of your property for years to come.

Common Triggers for Property Line Disputes

Disputes usually start small, then grow. Many are simple misunderstandings, but the stakes get real when construction or money is involved.

  • Fences installed a few inches over the line or without checking setbacks: This is one of the most common causes. A fence built just slightly over the actual boundary can sit unnoticed for years until a new owner questions it. Even minor overlaps can lead to tension once property values rise or new improvements are planned.
  • Landscaping that creeps across property edges: Hedges, trees, and root systems can slowly extend beyond the actual boundary. Over time, roots may damage retaining walls or underground pipes, while branches shading a neighbor’s yard can lead to disputes over pruning. Regular trimming and clear communication go a long way in avoiding these issues.
  • Driveway widenings, retaining walls, and drainage work that cross onto the neighbor’s lot: These improvements are often made for practical reasons, such as better access or water control, but if they extend across the property line, they can lead to claims of encroachment or even adverse possession if left unchecked for too long.
  • Accessory structures placed without a survey: Sheds, fences, decks, or accessory dwelling units (ADUs) are sometimes added based on guesswork instead of precise measurements. Even minor errors during installation can lead to larger boundary disputes later, especially during inspections or when the property is sold.
  • Unclear or outdated deeds: Some older properties have deeds written with vague directions, such as “to the old oak tree” or “along the creek,” and those landmarks may no longer exist. When new surveys or remodels occur, owners often discover mismatched descriptions that reveal old boundary mistakes.
  • Changes in ownership or property upgrades: New buyers often review documents more carefully, which can reveal problems that previous owners may have overlooked. Similarly, projects like fence replacements or landscaping upgrades can reveal hidden overlaps that were previously unnoticed.
  • Shared use that becomes assumed ownership: A neighbor who regularly parks, gardens, or maintains land on both sides of a line might later assume that space is theirs. Without written permission or clear limits, such informal use can turn into disputes over time.

Early, respectful communication is your best defense, especially when a neighbor disagrees. Most neighbors do not intend to cause problems, but misunderstandings can quickly escalate if left unaddressed. A brief discussion, some documentation, and a willingness to review the facts together can often prevent a minor issue from escalating into a full-blown dispute.

Different Types of Property Line Conflicts

Boundary disagreements involve uncertainty about where the line truly lies, often solved with surveys, legal remedies, or a boundary line agreement, and sometimes leading to legal proceedings . Encroachments occur when a structure or improvement extends beyond the property line, such as a fence, wall, deck, or driveway. Easement disputes involve rights to use land for access or utilities, like a shared driveway or drainage channel.

Everyday examples make this clear. A fence two feet over, tree branches or roots pushing onto a neighbor’s yard, or a gate blocking a recorded easement are common triggers. Each situation calls for a different approach, ranging from an easement or to mediation to establish rules for shared use.

Protect yourself by documenting with photos, dates, and messages to avoid unnecessary legal action. A real estate attorney can help determine the best approach to the problem, potentially preventing costly legal battles including whether a quiet title action or a license agreement is the most suitable solution.

Steps Toward Resolution Outside of Court

Most neighbors prefer a practical deal over a courtroom. The goal is to arrive at a fair solution that holds up over time.

  • Begin with a direct and polite conversation. Bring the deed and any survey. Try a joint meeting with the surveyor if needed.
  • Use a neutral mediator for tough conversations. Many counties and private groups offer low-cost mediation.
  • Support your position with documents, such as surveys, plats, photos, and a brief timeline of events.
  • Look for compromise, such as a recorded boundary adjustment, a revocable license for minor intrusions, or a shared fence maintenance plan.

Escalation becomes necessary when the encroachment continues to grow, rights are blocked, or safety is at risk. If talks stall, get legal advice on next steps, including demand letters, recordable agreements, or a quiet title or ejectment case.

One special issue that often pushes cases forward is adverse possession, so it is helpful to spot it early.

Adverse Possession and Its Implications

Adverse possession is a path where someone claims rights to land through long, open, and non-permissive use, potentially affecting the taxable value. In California, a claimant must demonstrate at least five years of continuous, open, and hostile use under a claim of right, accompanied by payment of property taxes during that period, unless they have a new property survey to dispute the claim. Missing the tax piece breaks the claim, even if the other elements look strong.

Owners can prevent claims by keeping a close eye on edges, posting signs, and responding promptly to encroachments. A simple solution is to obtain the property owner’s written consent for the limited use, and then record that permission or license. Permission stops the use from being hostile, which blocks a later adverse claim.

If you suspect an adverse claim is brewing, act quickly. Consult with a real estate attorney to discuss timelines, notices, and the appropriate type of lawsuit to clear title.

With the legal basics covered, you may be wondering who can help and what it will cost to resolve this matter calmly and firmly.

Need Assistance Resolving a Property Line Dispute? Contact Us Today

Our team is committed to clear advice, efficient action, and results that make sense for your home and budget, while striving to preserve neighborly relationships. We handle boundary disputes, encroachments, easements, and quiet title matters throughout California, with a focus on achieving practical and lasting resolutions. Feel free to call us; we welcome your questions.

Reach Estavillo Law Group at (510) 982-3001, or connect through our Contact Us page to schedule a time to talk. Bring your deed, any survey, and photos, and we will help you map out the next steps. A brief call can help calm the situation and point you to the right solution for your property and your peace of mind.