{"id":712,"date":"2019-07-25T08:27:28","date_gmt":"2019-07-25T12:27:28","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=712"},"modified":"2024-04-25T23:21:05","modified_gmt":"2024-04-26T03:21:05","slug":"the-real-estate-easement-a-guide-and-glossary","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/the-real-estate-easement-a-guide-and-glossary\/","title":{"rendered":"The Real Estate Easement: A Guide and Glossary"},"content":{"rendered":"\n<div class=\"wp-block-image\"><figure class=\"alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/07\/the-real-estate-easement-1024x538.png\" alt=\"Image of a plat map for real estate showing an easement. Captioned: The Real Estate Easement: A Guide and Glossary\" class=\"wp-image-713\" width=\"512\" height=\"269\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/07\/the-real-estate-easement-1024x538.png 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/07\/the-real-estate-easement-300x158.png 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/07\/the-real-estate-easement-768x403.png 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/07\/the-real-estate-easement.png 1080w\" sizes=\"auto, (max-width: 512px) 100vw, 512px\" \/><\/figure><\/div>\n\n\n\n<p class=\"wp-block-paragraph\">An easement\nis&nbsp;a right to use another\u2019s land for a specific purpose not inconsistent\nwith the landowner&#8217;s simultaneous right to hold the same property. The word is\nderived from the Old French term&nbsp;<em>aisier<\/em>:\nto&nbsp;assist. This legal&nbsp;right to use land that is not one&#8217;s own can be\nacquired in several ways:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>By grant (owner permission).<\/li><li>By prescription (longtime use). <\/li><li>By necessity. The law protects access; a property without street access would be practically useless. Thus, the landowner must allow necessary access.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">A&nbsp;state&#8217;s\nStatute of Frauds typically requires that transferring any&nbsp;interest in\nreal estate, even a grant of&nbsp;an easement, is only made binding through a\nsigned, written agreement. Yet in some cases an easement is implied. Because\nthe law protects access, a court may find&nbsp;access&nbsp;granted by implication,\ndepending on the facts of a given situation.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">Uncovering\nValid Easements<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Homeowners\nand prospective buyers often want to know if&nbsp;easements affect their\nproperty, or property they might buy. &nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Although&nbsp;an\neasement rarely&nbsp;decreases a&nbsp;property&#8217;s overall value, a property\nowner cannot obstruct it. Buyers should be on guard, because a property might\nbe touted as big enough to accommodate an&nbsp;improvement, but an easement\ncould make that selling point moot. Easements have stopped many a patio, pool,\nand fence&nbsp;from being built, and many a tree&nbsp;from being planted.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Prescriptive\neasements can be found by observation: someone must keep\n&#8220;openly&#8221;&nbsp;using&nbsp;a part of another owner&#8217;s land without\npermission. Recorded&nbsp;easements can be found&nbsp;in the property deed in\nthe closing paperwork. Before the sale, check:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li>The title insurance report ordered by the real estate agent.<\/li><li>The grant deed, or documents recorded separately and filed with the county. The county courthouse can indicate the office or department to contact.<\/li><li>A property survey, which includes the location of utility company easements. Utility companies also hold information on access for emergencies and routine maintenance.<\/li><\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Pro\ntip:<\/strong>&nbsp;\nThe buyer should order a preliminary title report to find&nbsp;grants of\neasements made by prior owners. Be aware&nbsp;that&nbsp;the easement itself may\nappear&nbsp;only&nbsp;in the&nbsp;chain of title of property belonging to the <em>user<\/em>&nbsp;of the easement,\nand not in the landowner&#8217;s chain of title.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Glossary\nof Terms<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Agricultural preservation easement<\/strong>: The state&#8217;s department of agriculture may pay some landowners to obtain\u00a0easements that conserve land for\u00a0farming\u00a0or the preservation of wooded areas in perpetuity, the way <a href=\"http:\/\/www.farmlandinfo.org\/sites\/default\/files\/Maryland_Model_Easement_MALPF_2006_1.doc\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">this sample Maryland deed of easement<\/a> does.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Appurtenant\neasement:<\/strong>\nAn easement created to benefit&nbsp;another parcel of land.&nbsp;The land\nburdened by the easement is the <em>servient\ntenement<\/em>; the land that benefits is the&nbsp;<em>dominant tenement. <\/em>Details\ncan be found on the property deed. Appurtenant easements can supply road access\nor even scenic views. Easements by necessity, such as encroaching driveways,\nare common examples. Properly drafted appurtenant easements run with the land.\nThe benefited parcel carries&nbsp;the easement&nbsp;over to all subsequent\nowners.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Easement\nin gross<\/strong>:\nAn easement not specifically intended for the adjacent&nbsp;property owner.\nMust be properly recorded. Details can be found on the property deed. Examples\nare typically commercial:&nbsp;an easement to a utility company for power\nlines,&nbsp;energy projects such as solar or wind farms and pipelines. Also\ndescribed on the property deed is a right of way for general use. Examples\ninclude&nbsp;conservation easements and beach access. These easements may not\nbe obvious to a buyer, but owner\u2019s title insurance may protect against\ndiminished value.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Friendly\naccommodation:<\/strong>&nbsp;If\nowners of adjacent homes are on friendly terms, one might permit access to the\nother. This does not create an easement that runs with the land. That is, a new\nowner&nbsp;cannot assume a previous owner\u2019s friendly accommodation without new\npermission from the&nbsp;landowner.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Perfection:\n<\/strong>Formal\nrecognition. A user of an easement may&nbsp;bring a lawsuit to<em> perfect<\/em> a prescriptive\neasement. For example, the court can perfect the easement for a landlocked\nneighbor&nbsp;who demonstrates open use of an access&nbsp;corridor against the\ninterest of the landowner,&nbsp;continuously, over the&nbsp;statutory period of\nyears.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Prescriptive\neasement<\/strong>:\nLegally valid easements by prescription form through&nbsp;\u201chostile, open,\nnotorious, and continuous\u201d use. The words may have a villainous ring, but they\nsimply mean someone has used or moved across a parcel of land owned by another\n(for example, driving or parking over the edge of the property line,\nor&nbsp;using a shortcut), regularly, without having the owner&#8217;s permission or\nconsent. &#8220;Open&#8221; and &#8220;notorious&#8221; means the use is not\nsecretive, but clearly visible. &#8220;Hostile&#8221; means\nit&nbsp;occurs&nbsp;without the landowner\u2019s permission. &#8220;Continuous&#8221;\nmeans regularly, over a minimum number of years. No payment of property taxes\nis necessary to acquire this use. After a statutory time period (anywhere from\n5 years to 30, so check state law), the trespasser(s)&nbsp;can claim&nbsp;a\nlegal right to use the property.&nbsp;Should a new owner attempt&nbsp;to\nobstruct the use,&nbsp;a <em>quiet\ntitle<\/em> lawsuit can be brought to <em>perfect\n<\/em>the easement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Private\neasement:<\/strong>&nbsp;A\nhomeowner may sell an easement. For instance, private solar access or sewer\neasements may be sold so the structures can slant well or be easily accessed.\nPrivate easements&nbsp;restrict the servient property owner from blocking\naccess or sunlight. Improper interference with someone&#8217;s existing&nbsp;easement\nrights can subject the landowner&nbsp;to legal liability.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Public\neasement<\/strong>:&nbsp;A&nbsp;government\nmight dedicate&nbsp;certain areas to&nbsp;public access. Alternatively, years\nof public use can&nbsp;create&nbsp;paths that cross&nbsp;private land. Some\nlandowners hoping to protect&nbsp;their interest from being legally lost to\n&#8220;hostile&#8221; public use&nbsp;have&nbsp;posted&nbsp;signs granting&nbsp;public\nuse of the land.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Utility\neasement:&nbsp;<\/strong>Described\nin the certificate of title or property deed as a utility\neasement&nbsp;as&nbsp;shown on the map and plat of record. Utility\neasements&nbsp;are common and do not impact property value, but they do require\ncontinual accessibility&nbsp;to the company.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">The\nEnd of an Easement<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">At the first\nnotice of &#8220;hostile&#8221; use, an owner should act to prevent\na&nbsp;prescriptive easement from ever taking hold. The owner can ensure the\nother person&#8217;s use is not \u201chostile\u201d by&nbsp;voluntarily granting\npermission.&nbsp;If the landowner&nbsp;affirmatively permits the use, the user\nis not a trespasser, and may not claim an easement by prescription.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Alternatively,\nthe owner may need to&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/what-is-a-quiet-title-action\/\">file a\nquiet title action<\/a>,&nbsp;in order to avert the&nbsp;burden\nof&nbsp;a&nbsp;prescriptive easement.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Ways to end\nan easement include:<\/p>\n\n\n\n<ul class=\"wp-block-list\"><li><strong>Release.<\/strong> An easement can be terminated by a quitclaim or grant deed. The deed should be recorded.<\/li><li><strong>Merger.<\/strong> When one owner acquires both the served and burdened parcels, the easement ends. <\/li><li><strong>Destruction<\/strong>. Complete loss of property renders any easements invalid.<\/li><li><strong>Forfeiture. <\/strong>The easement holder\u2019s abuse of easement rights may invalidate it. Courts determine forfeiture based on the facts of the case.<\/li><li><strong>Interference. <\/strong>The landowner permanently obstructs the easement, reclaiming the land by prescription.<\/li><li><strong>Abandonment<\/strong>. The user shows a clear, obvious intent to abandon all use of the easement, such as physically blocking it off for a statutory period.<\/li><\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Final\nPro Tip<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When\nobtaining or preventing an easement, seek the services of a lawyer and title\ncompany. Easements involve complex issues, such as creditors&#8217;&nbsp;consent,\ninheritability, the scope of permitted use, and allocation of maintenance\ncosts. If you believe someone is trespassing on your land, seek counsel from a\nlocal&nbsp;attorney who is well-versed in real property&nbsp;law in&nbsp;your\nstate, and familiar with&nbsp;pertinent case law.&nbsp;Case-specific legal\nadvice is particularly valuable if the easement is not recorded in the&nbsp;title\ndocuments.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Supporting\nReference:<\/strong><\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Napa County,\nCA<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.countyofnapa.org\/1121\/Understanding-Easements\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">https:\/\/www.countyofnapa.org\/1121\/Understanding-Easements<\/a><\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><a href=\"https:\/\/www.countyofnapa.org\/1110\/Landlocked-Parcels\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">https:\/\/www.countyofnapa.org\/1110\/Landlocked-Parcels<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>An easement is&nbsp;a right to use another\u2019s land for a specific purpose not inconsistent with the landowner&#8217;s simultaneous right to hold the same property. The word is derived from the Old French term&nbsp;aisier: to&nbsp;assist. This legal&nbsp;right to use land that is not one&#8217;s own can be acquired in several ways:&nbsp; By grant (owner permission). By [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[74],"tags":[],"class_list":["post-712","post","type-post","status-publish","format-standard","hentry","category-easement-deed"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>The Real Estate Easement: A Guide and Glossary - Deeds.com<\/title>\n<meta name=\"description\" content=\"An easement is a right to use another\u2019s land for a specific purpose not inconsistent with the landowner&#039;s simultaneous right to hold the same property.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/the-real-estate-easement-a-guide-and-glossary\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"The Real Estate Easement: A Guide and Glossary - 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