{"id":6190,"date":"2024-12-18T07:41:28","date_gmt":"2024-12-18T12:41:28","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=6190"},"modified":"2024-12-18T07:41:31","modified_gmt":"2024-12-18T12:41:31","slug":"the-neighbors-agreement-consenting-to-new-property-lines","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/the-neighbors-agreement-consenting-to-new-property-lines\/","title":{"rendered":"The Neighbors\u2019 Agreement: Consenting to New Property Lines"},"content":{"rendered":"\n<figure class=\"wp-block-image aligncenter size-full is-style-rounded is-style-rounded--1\"><img loading=\"lazy\" decoding=\"async\" width=\"1437\" height=\"466\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/neighbors-agreement-consenting-to-property-lines.webp\" alt=\"\" class=\"wp-image-6191\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/neighbors-agreement-consenting-to-property-lines.webp 1437w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/neighbors-agreement-consenting-to-property-lines-300x97.webp 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/neighbors-agreement-consenting-to-property-lines-1024x332.webp 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/neighbors-agreement-consenting-to-property-lines-768x249.webp 768w\" sizes=\"auto, (max-width: 1437px) 100vw, 1437px\" \/><\/figure>\n\n\n\n<p>Can neighbors agree to a more useful border line between their properties, despite what\u2019s on their deeds? As a matter of fact, your state law could say the property lines you and your neighbor <em>treat <\/em>as real can actually become the legal boundary between the properties.<\/p>\n\n\n\n<p>This can help two parties when they <em>consent<\/em> or <em>acquiesce <\/em>to boundary lines that aren\u2019t exactly what\u2019s on their deeds. Maybe so, if state law fits the facts. Here\u2019s how it\u2019s done in a sample of states, to help you start researching your own applicable laws.&nbsp;<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Pennsylvania Has a \u201cConsentable Lines\u201d Doctrine<\/h2>\n\n\n\n<p>The Pennsylvania Supreme Court has said neighbors have authority to settle this type of boundary question. In plain terms, you could say the doctrine means: <em>Just agree on this between yourselves.<\/em><\/p>\n\n\n\n<p>Specifically, Pennsylvania\u2019s <em>consentable lines<\/em> doctrine allows for a legal title change if:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Two deed holders each claim the land on one side of their practical boundary. It\u2019s a mutually respected boundary that differs from the boundary line identified on their deeds. They behave this way either by mistake, or out of a mutual understanding and compromise.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>They carry on this way for at least 21 consecutive years. (The 21-year span can include people they sell or rent to.) \u00a0<\/li>\n<\/ul>\n\n\n\n<p>The courts call this a <em>rule of repose<\/em>, because it puts to rest a problem that would otherwise be an argument between the two.<em> Consent<\/em> means both sides agree to the new line for the sake of peace between the two, and relinquish any land they might have had before.<\/p>\n\n\n\n<p class=\"has-accent-5-background-color has-background has-small-font-size\" style=\"padding-top:var(--wp--preset--spacing--10);padding-right:var(--wp--preset--spacing--10);padding-bottom:var(--wp--preset--spacing--10);padding-left:var(--wp--preset--spacing--10)\"><em><strong>Buying title insurance at your next closing? It makes good sense for buyers to protect the rights they got with their titles against encroachments by the neighbors. <\/strong><\/em><a href=\"https:\/\/www.deeds.com\/articles\/home-buyers-cover-your-assets-choosing-between-standard-and-extended-title-insurance\/\"><strong><em>Extended title policies<\/em><\/strong><\/a><em><strong> cover loss of property through adverse possession. Adverse possession means the neighbor has openly (yet without consent) used part of your property for a statutory period of years. <\/strong><\/em><\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Beyond Pennsylvania: What Is Acquiescence?<\/h2>\n\n\n\n<p>When you\u2019re buying or selling property, there\u2019s a <a href=\"https:\/\/www.deeds.com\/articles\/frequently-asked-title-research-questions\/\">title search<\/a>. The title expert brings attention to any unresolved claims that could conflict with the seller\u2019s deed. It\u2019s not unusual for the title search to uncover the presence of, say, a neighbor\u2019s driveway that encroaches on the property. Did the owners reach a compromise on this, without recording their agreement?<\/p>\n\n\n\n<p>In any case, discoveries like this shouldn\u2019t be a big deal \u2014 or a deal-breaker when it\u2019s time to transfer a deed. For this reason, there\u2019s a property law concept known as <em>acquiescence<\/em>.<\/p>\n\n\n\n<p>Acquiescence is one way people can adjust the borderline between their properties, modifying the line from what\u2019s in the deed.<\/p>\n\n\n\n<p>When a property owner <em>acquiesces<\/em> to an encroachment, that means the owner decides to just let it go. The owner doesn\u2019t confront the other party. The owner never asserts ownership rights against the other party who\u2019s controlling the space.<\/p>\n\n\n\n<p>A <em>practical location<\/em> can legally form a new property line, overriding the recorded <a href=\"https:\/\/www.deeds.com\/articles\/the-property-survey-do-you-need-one\/\">survey<\/a> \u2014 whether or not the two deed holders agreed upon this. It\u2019s important for a property owner to know what happens to the title in this situation. The encroached-upon owner legally loses the title to that stretch of land. And the encroacher gains ownership of the area.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Letting It Go for 20 Years: Acquiescence in Utah<\/h2>\n\n\n\n<p>In Utah, as in Pennsylvania, the court system stepped in. Judge-made law explains what needs to take place in order to prove acquiescence in Utah:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>There\u2019s a visible line \u2014 a wall or fence, for example.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Both owners treat the line as their property\u2019s border.<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>No one contests this over a 20-year period.\u00a0<\/li>\n<\/ul>\n\n\n\n<p>With acquiescence, a mistaken fence line has to be accepted as the real one for decades\u2014literally. And yet it\u2019s still a challenge to prove that this happened when a case like this goes to court. &nbsp;<\/p>\n\n\n\n<p>Encroaching deed holders do get a financial break for resolving a boundary dispute this way, rather than by claiming they hold land by <a href=\"https:\/\/www.deeds.com\/articles\/gaining-title-to-property-through-adverse-possession-or-the-myth-of-adverse-possession\/\"><em>adverse possession<\/em><\/a>. Utah imposes property taxes on land acquired by adverse possession. It doesn\u2019t tax property shifted by acquiescence.<\/p>\n\n\n\n<p>So now we need to look for a moment at adverse possession.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Nobody Acquiesced to This Boundary. Is This Adverse Possession?<\/h2>\n\n\n\n<figure class=\"wp-block-image alignright size-large is-style-rounded is-style-rounded--2\"><img loading=\"lazy\" decoding=\"async\" width=\"683\" height=\"1024\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/is-this-adverse-possession-683x1024.webp\" alt=\"\" class=\"wp-image-6192\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/is-this-adverse-possession-683x1024.webp 683w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/is-this-adverse-possession-200x300.webp 200w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/is-this-adverse-possession-768x1152.webp 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2024\/12\/is-this-adverse-possession.webp 785w\" sizes=\"auto, (max-width: 683px) 100vw, 683px\" \/><\/figure>\n\n\n\n<p>A real estate lawyer can suggest your best claim, and help you argue for alternative ways to win in court. But be aware that courts rarely agree with someone claiming land by adverse possession.<\/p>\n\n\n\n<p>Consider Pennsylvania law and how it looks at adverse possession. First, someone has to be using somebody else\u2019s land for 21 years. (For single units on less than an acre, it\u2019s 10 years.)<\/p>\n\n\n\n<p>Under the parallel law in Arkansas, the use has to go on without a break for seven years. And so forth. Each state has its rules.<\/p>\n\n\n\n<p>Where the state\u2019s time period is met, and if other required elements are present, the user of the land might make a legal claim to that area.<\/p>\n\n\n\n<p>This form of changing a title is called<em> hostile<\/em>. That\u2019s a legal term for doing things without the owner\u2019s permission. It means there was never an agreed-upon compromise.<\/p>\n\n\n\n<p>So, is it adverse possession? Ohio law is shaped by a case that spotlights the difference. <em>Golubski v. United States Plastic, LLC<\/em> is the story of a plastics company that bought land, then tried to enforce its boundaries against the bordering property owners. The company acted by landscaping a strip of land which one of these people, named Golubski, had long mowed and gardened. Golubski sued for ownership.<\/p>\n\n\n\n<p>The court explained that adverse possession in Ohio is a matter of exclusively possessing land for 21 years straight, openly, but without obtaining permission. The court found that Golubski enjoyed an <em>implied <\/em>permission to garden in the area. So Golubski was not declared an owner by adverse possession. But the court did find that there was acquiescence. So, Golubski was entitled to the disputed space.<\/p>\n\n\n\n<p>Note that adverse possession isn\u2019t only about a neighbor\u2019s encroachment. Anyone \u2014 not just the adjacent deed holder \u2014 can say they\u2019re claiming land through adverse possession.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">You Say You Want a Resolution?<\/h2>\n\n\n\n<p>Boundary issues often come up during a deed transfer. At that point, they can be extremely inconvenient. So, being proactive makes sense. If someone\u2019s using part of your property, consider speaking up. Ask that the activities stop, or try to work out a compromise. As you now know, a neighborly agreement will head off adverse possession&nbsp;but could allow acquiescence or consent to modify your legal boundaries for good.<\/p>\n\n\n\n<p>Meeting with a real estate attorney in your state can help you preserve your rights, and obtain a satisfactory resolution. If necessary, an attorney can help you deal with irreconcilable differences through more weighty legal actions \u2014 like ejecting the other party or pursuing a <a href=\"https:\/\/www.deeds.com\/articles\/what-is-a-quiet-title-action\/\"><em>quiet title action<\/em><\/a>.<\/p>\n\n\n\n<p><strong><em>Important note:<\/em><\/strong> Remember, we\u2019re just getting oriented with this peek at the law in a few states. Also note that case law and statutes are subject to change. For case-specific legal guidance in boundary disputes, consult an experienced attorney.<\/p>\n\n\n\n<div class=\"wp-block-group has-accent-5-background-color has-background has-small-font-size is-layout-flow wp-block-group-is-layout-flow\" style=\"padding-top:var(--wp--preset--spacing--10);padding-right:var(--wp--preset--spacing--10);padding-bottom:var(--wp--preset--spacing--10);padding-left:var(--wp--preset--spacing--10)\">\n<p><strong>Supporting References<\/strong><\/p>\n\n\n\n<p>Rabinovich Sokolov Law Group (Philadelphia), via <em>RSLawGroup.com<\/em>: <a href=\"https:\/\/rslawgroup.com\/2023\/03\/08\/guide-to-property-boundary-disputes\/\" target=\"_blank\" rel=\"noreferrer noopener\">Guide to Property Boundary Disputes<\/a> (Mar. 8, 2023).<\/p>\n\n\n\n<p>High Swartz LLP (law firm serving Pennsylvania and the mid-Atlantic region): <a href=\"https:\/\/highswartz.com\/legal-insights\/consentable-lines\/\" target=\"_blank\" rel=\"noreferrer noopener\">What Are Consentable Lines in Pennsylvania<\/a>? (Nov. 2, 2021).<\/p>\n\n\n\n<p>CourthouseDirect.com LLC blog: <a href=\"https:\/\/info.courthousedirect.com\/blog\/bid\/373544\/what-is-acquiescence-to-a-boundary-line\" target=\"_blank\" rel=\"noreferrer noopener\">What Is Acquiescence to a Boundary Line<\/a>? (Sep. 17, 2019).<\/p>\n\n\n\n<p>And as linked.<\/p>\n\n\n\n<p><strong>More on topics: <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/resolving-a-property-line-dispute-in-5-steps\/\">Property line disputes<\/a><strong>, <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/the-property-survey-do-you-need-one\/\">Property surveys<\/a><strong>, <\/strong><a href=\"https:\/\/www.deeds.com\/articles\/boundary-line-problems-you-cant-build-that-here-its-my-land\/\">Boundary line problems<\/a><strong><\/strong><\/p>\n\n\n\n<p>Photo credits: <a href=\"https:\/\/www.pexels.com\/photo\/person-wearing-white-sneakers-3217370\/\" target=\"_blank\" rel=\"noreferrer noopener\">Frank Meri\u00f1o<\/a> and <a href=\"https:\/\/www.pexels.com\/photo\/shallow-focus-photo-of-wooden-wire-fence-3124531\/\" target=\"_blank\" rel=\"noreferrer noopener\">Ave Calvar Martinez<\/a>, via Pexels\/Canva.<\/p>\n<\/div>\n\n\n\n<p><\/p>\n","protected":false},"excerpt":{"rendered":"<p>Can neighbors agree to a more useful border line between their properties, despite what\u2019s on their deeds? As a matter of fact, your state law could say the property lines you and your neighbor treat as real can actually become the legal boundary between the properties. This can help two parties when they consent or [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":6191,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[131],"tags":[821,715,2024,2025,2023,438],"class_list":["post-6190","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-real-estate","tag-adverse-possession","tag-boundary-disputes","tag-consentable-lines","tag-neighbor-agreements","tag-property-line-disputes","tag-real-estate-law"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Neighbors\u2019 Agreement: Consenting to New Property Lines - Deeds.com<\/title>\n<meta name=\"description\" content=\"Explore the complexities of property line disputes, including consentable lines and adverse possession, with examples from states like Pennsylvania and Utah. 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