{"id":1689,"date":"2021-09-17T11:00:44","date_gmt":"2021-09-17T15:00:44","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1689"},"modified":"2024-04-25T23:19:27","modified_gmt":"2024-04-26T03:19:27","slug":"access-matters-getting-an-easement-for-landlocked-property","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/access-matters-getting-an-easement-for-landlocked-property\/","title":{"rendered":"Access Matters: Getting an Easement for Landlocked Property"},"content":{"rendered":"\n
\"Image<\/figure><\/div>\n\n\n\n

Real estate without legal access to a public road is called landlocked\n<\/em>property. Title\ninsurance<\/a> policies exist to protect mortgage lenders and homeowners from the\ncosts of dealing with burdens on a property\u2019s title. Standard title insurance usually\ncovers lack of access. This means it can help pay for the costs associated with\nobtaining an easement if a house isn\u2019t on a public roadway. <\/p>\n\n\n\n

But title policies, individual situations, and state laws\nvary. Let\u2019s take a look. <\/p>\n\n\n\n\n\n\n\n

The Trouble With Landlocked Property<\/strong><\/h2>\n\n\n\n

Say you want to buy a certain cabin in the Pocono Mountains\nof Pennsylvania. While it has a street address, the address is actually just a\nprivate road. In fact, the cabin is only accessible by way of this private\nroad, which runs through several properties before it gets to the cabin. In\nother words, the only access to a public road is through other owners\u2019 land.<\/p>\n\n\n\n

Could you, and your renters or guests, come and go, legally\nand freely? To find out if the cabin has a legal right of access, a title\nsearch is key.<\/p>\n\n\n\n

Generally, to have a right of access, a property should abut\na public roadway \u2014 or a subdivision\u2019s road with access to that public roadway. Counties\nhave directories of their public roads, so you can tell if a road is public or\nprivate. If the access road is private, there has to be an easement to create\nthe right of access. <\/p>\n\n\n\n

In some states, a title can’t be transferred and loans\ncannot be made for real estate without access to a public road or a recorded,\nvalid easement. If legal access is unclear, the title insurer may insist on a recorded\ncourt judgment showing the owner has a legal right of access. <\/p>\n\n\n\n

Of course, a homeowner with access may sell an easement to\nthe landlocked property owner. If so, the private easement has to be recorded, so\nit can be verified in a title search. This means the other owners\u2019 titles must\nbe examined as well as the title of the property being sold. <\/p>\n\n\n\n

In questionable cases, the validity of an easement hinges on\nstate law \u2014 and courtroom decisions. Let\u2019s look at how courts have changed\nstate law in Pennsylvania.<\/p>\n\n\n\n

How Access Law Can Evolve: The Case of Pennsylvania<\/strong><\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

Landlocked property owners who lack recorded access easements have long turned to Pennsylvania\u2019s Private Road Act. Under the Act, the landlocked real estate owner could petition the home\u2019s county court of common pleas. A successful petition would result in an access road being laid on adjacent land, with costs paid by the owner of the landlocked property.\u00a0 <\/p>\n\n\n\n

But, in recent years, Pennsylvania courts have held that such\neasements are unconstitutional takings of other people\u2019s property. These\ndecisions have held up in the court of appeals. To reconcile the tension\nbetween the courts and the legislature, Pennsylvania lawmakers created a new\nstandard. Today, a landlocked Pennsylvanian must show that the public <\/em>would\nreceive the key benefits of a new access road.  <\/p>\n\n\n\n

The upshot of this change? If you\u2019re buying that cabin, it\u2019s\ncritical to be able negotiate an easement with the other owners. If you already\nown the cabin, you no longer receive the same deference under Pennsylvania\u2019s\nPrivate Road Act you\u2019d have had in earlier years \u2014 and that could make your\nproperty harder to sell. If you\u2019re a nearby landowner who has the public road\naccess to the public road to the landlocked property, you may be able to\nnegotiate a higher price for an easement from the owner of the landlocked\nparcel.<\/p>\n\n\n\n

How Easements Develop<\/strong><\/h2>\n\n\n\n

There is more than one way to obtain the legal right to\nuse another owner\u2019s property. Some landlocked owners are able to get friendly\naccommodations, granted by the legal owner. But just because the last person\nwho owned that cabin had permission to drive up to it, doesn\u2019t mean a new\nowner can presume to have the same permission.<\/p>\n\n\n\n

Many easements arise by:<\/p>\n\n\n\n

Necessity<\/h3>\n\n\n\n

An easement by necessity occurs\nwhen a piece of real estate is divided by its owner into multiple parcels \u2014 cutting\nareas off from public road access. Past title holders, for example, might have\ntransferred sections of their farmlands to others without expressly granting\neasements, and the sections were not necessarily adjacent to each other. Easements\nby necessity would thus be needed; otherwise, the prior owner has\ninadvertently created inaccessible properties with no practical use. <\/p>\n\n\n\n

Or:<\/p>\n\n\n\n

Prescription<\/h3>\n\n\n\n

In plain language, if someone\nhabitually uses your land long enough, they could get a right to keep doing it.\nIn legal language, longtime use can give rise to an easement without the legal\nowner\u2019s permission. Under the common law, a valid easement can be formed through \u201chostile,\nopen, notorious\u201d use on a regular basis. \u201cOpen\u201d and \u201cnotorious\u201d means someone\nisn\u2019t sneaking across, but is, rather, visibly and regularly using a part\nof another owner\u2019s land. \u201cHostile\u201d means the person using the space does so without\npaying for it or being invited to do so. No property taxes have to be paid by\nthe party obtaining a prescriptive easement. After a span of time specified in\nstate law, the trespasser(s) may claim a legal right to access, but not\nownership.<\/p>\n\n\n\n

\u261b<\/em><\/strong> <\/em><\/strong>Will you have a survey done before your coming\nreal estate deal? <\/em><\/strong>Remember, a title search does not include a\nsurvey.<\/em><\/strong><\/a> A survey could\nuncover easements that weren\u2019t obvious during a physical or virtual property\ntour. <\/em><\/strong><\/p>\n\n\n\n

Access Isn\u2019t One-Size-Fits-All<\/strong><\/h2>\n\n\n\n

If the title search does show an easement, it could be limited\nto a one user, or include terms under which it eventually expires. That\u2019s why you\u2019ll\nfind exceptions discussed in title policies.<\/p>\n\n\n\n

Thus, access easements aren\u2019t a free pass for every kind of use. One might allow agricultural passage but not street traffic. Or driving, but not parking. Or parking, but only by those who hold title to the landlocked property. Often, easements are limited to reasonable or customary uses and restricted by state<\/a> and local rules. <\/p>\n\n\n\n

Moreover, even where a title policy covers a legal <\/em>right\nof access, it might not ensure the owner can physically use the access. The\naccess could be impassable by car, inconveniently located, or subject to\nfederal regulations or restrictions, for just a few examples. Ask the title\ninsurer for specifics. And don\u2019t forget to check on utility access. Utility\neasements are found on the certificate of title and the recorded map and plat. Utility\ncompanies also keep data on routine and emergency access. Owners should have a\ncopy of the property survey showing such easements.<\/p>\n\n\n\n

Pro tip:<\/em><\/strong> Title insurance may not apply to\nchanges after the buyer pays the one-time premium for coverage. For example,\nimagine you buy a property in 2021, and opt to buy an owner\u2019s title insurance\npolicy, and someone later claims to have an easement that hadn\u2019t been noticed\nbefore. If it\u2019s a valid easement that existed before<\/em> the date of your\npolicy, the insurer would be responsible for missing it. <\/p>\n\n\n\n

For Clear and Lasting Resolutions\u2026<\/strong><\/h2>\n\n\n\n

A preliminary title report will show the buyer where easements\nexist. Consult with a real estate attorney, in the state where the property\nexists, to best address access questions in any particular case. <\/p>\n\n\n\n

Easements bring up complicated issues. Heirs\u2019 and creditors\u2019\nrights are involved when one landowner cedes control to another. Other factors\nsuch as safety and the costs of maintaining the easement also arise. <\/p>\n\n\n\n

Clear knowledge of your rights and duties can be arrived at\nthrough the help of a local attorney who understands the interplay of\nlegislation and courtroom decisions. Keep in mind that laws can and do change.\nSeek an advocate with expertise and recent experience in easement resolutions.<\/p>\n\n\n\n

Remember, too, that owner\u2019s title insurance<\/em> is not\nincluded in the title insurance routinely paid for by buyers to protect\nlenders\u2019 interests. An owner\u2019s title insurance policy that covers your right of\naccess can help resolve any disputes for the duration of the time you and your\nheirs own the property.   <\/p>\n\n\n\n

Supporting References<\/strong><\/p>\n\n\n\n

Stewart Title Guaranty National Underwriting Manual Ch. 1.12: Access, Right\u00a0Of<\/a>.<\/p>\n\n\n\n

Mette, Evans & Woodside\u00a0(Harrisburg, PA): Real Estate and Land Use \u2014 Access to Landlocked Property<\/a> (Feb. 20, 2017). <\/p>\n\n\n\n

Photo credits: Travis Saylor<\/a> and Artem Saranin<\/a>, via Pexels.<\/p>\n","protected":false},"excerpt":{"rendered":"

Real estate without legal access to a public road is called landlocked property. Title insurance policies exist to protect mortgage lenders and homeowners from the costs of dealing with burdens on a property\u2019s title. Standard title insurance usually covers lack of access. This means it can help pay for the costs associated with obtaining an […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[74],"tags":[],"class_list":["post-1689","post","type-post","status-publish","format-standard","hentry","category-easement-deed"],"yoast_head":"\nAccess Matters: Getting an Easement for Landlocked Property - Deeds.com<\/title>\n<meta name=\"description\" content=\"Real estate without legal access to a public road is called landlocked property. 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Title insurance can help but title policies, individual situations, and state laws vary. 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