One thing I’ve learned working in real estate is that just because a fence, driveway, or retaining wall has been in the same location for 30 years doesn’t necessarily mean it’s on the correct property line.
This is something buyers and sellers should pay attention to, especially when purchasing homes with larger lots, acreage, or older properties throughout Snohomish County.
I’ve lived in Lake Stevens my entire life, and one thing you’ll notice about this area is how different properties can be.
You might have a newer home in a subdivision with clearly defined lot boundaries, or you could have a five-acre property with wooded areas, shared driveways, and fences that have been there for decades.
The problem is that what appears to be the property boundary isn’t always the legal boundary.
Here’s what I want buyers and sellers to understand before purchasing or listing a property.
First, How Do You Know Where Your Property Lines Actually Are?
Most people assume their property lines are where the fences, landscaping, or driveway ends.
But that isn’t always accurate.
Property boundaries are legally established through recorded documents and survey information, not simply by where someone installed a fence.
A property might have a fence that’s several feet inside its actual boundary.
In other cases, a neighbor’s shed, retaining wall, or driveway might extend onto the property.
These issues can go unnoticed for years.
And sometimes they aren’t discovered until someone decides to sell, build, or make improvements.
What Is a Property Encroachment?
An encroachment generally occurs when a structure or improvement extends beyond the property’s legal boundary onto neighboring land without an established right to occupy that area.
Some common examples include:
- A fence built over the property line
- A neighbor’s shed extending onto your property
- A retaining wall crossing a boundary
- A driveway partially located on neighboring land
- Landscaping or permanent improvements extending beyond the lot
- A garage or other structure crossing a property boundary
Not every encroachment turns into a major dispute.
Some neighbors live with these situations for decades without an issue.
But when a property changes ownership, questions about boundaries and legal rights can become more important.
Why This Matters When Buying a Home in Snohomish County
Imagine you’re purchasing a home in Lake Stevens with a large backyard.
One of the reasons you love the property is the fenced yard.
You picture building a shop, installing a pool, or adding an outdoor entertainment area.
After closing, you hire a surveyor and discover that the fence extends several feet onto the neighboring property.
Suddenly, the usable space you thought you were purchasing may not match the property’s legal boundaries.
That’s why I encourage buyers to look beyond what’s physically visible when evaluating a property.
If the location of a boundary is important to your plans, verifying it before closing may save you from expensive surprises.
Does a Title Report Show Property Line Problems?
Not necessarily.
When purchasing a home in Washington, buyers typically receive a preliminary title commitment or report.
This document can identify recorded easements, restrictions, liens, and other matters affecting title.
However, a title report isn’t the same thing as a property survey.
Some physical encroachments may not be apparent from recorded documents.
Title insurance coverage also varies depending on the policy and endorsements.
Buyers should review the title documents carefully and ask the title company about any questions or potential coverage limitations.
If there’s uncertainty about a property boundary, a licensed land surveyor may be needed.
What Is the Difference Between an Easement and an Encroachment?
This is an important distinction.
An easement generally gives someone a legal right to use a portion of another person’s property for a specific purpose.
For example, a neighboring property might have a recorded easement allowing access across a driveway.
An encroachment, on the other hand, involves something physically extending onto another person’s property, potentially without legal authorization.
Just because a neighbor has used a driveway or maintained an area for years doesn’t automatically establish that they have a recorded easement.
The actual legal rights depend on the documents and circumstances.
This is especially important for properties with shared driveways, private roads, and acreage.
Should You Get a Survey Before Buying a Home?
Not every residential purchase requires a new property survey.
However, there are situations where I believe it’s worth seriously considering.
For example, if you’re purchasing acreage, planning to build a shop, installing a fence, or buying a property where the boundaries aren’t obvious, a survey may be particularly valuable.
A professional boundary survey can help identify property corners, boundary lines, and potential conflicts with existing improvements.
For buyers who have specific plans for the property, understanding the boundaries before closing can be extremely important.
What About Buying Acreage in Snohomish County?
This is where things can become more complicated.
Throughout areas like Lake Stevens, Snohomish, Granite Falls, Arlington, and Monroe, you’ll find properties with several acres of land.
Some have wooded boundaries, private access roads, streams, slopes, and outbuildings.
When you’re walking a five-acre property, it’s not always obvious where one parcel ends and another begins.
And just because a property is advertised as five acres doesn’t mean every portion is suitable for construction or development.
There may be wetlands, critical areas, setbacks, easements, or other restrictions affecting how the land can be used.
That’s why I recommend investigating not only the property boundaries but also the feasibility of your intended use.
A large lot doesn’t automatically mean unlimited possibilities.
Can You Build a Shop Near Your Property Line?
This is a question I hear from buyers interested in properties with extra space.
The answer depends on several factors.
Local zoning requirements, building setbacks, easements, critical areas, and permitting rules can all affect where a structure may be built.
The requirements can also vary depending on whether the property is within city limits or unincorporated Snohomish County.
For example, a property inside the City of Lake Stevens may be subject to different regulations than a property outside city limits.
Before purchasing a property specifically because you want to build a shop, garage, or accessory dwelling unit, I recommend verifying the requirements with the appropriate planning and permitting department.
You don’t want to purchase a property based on an assumption that turns out to be incorrect.
What Happens If a Neighbor’s Fence Is on Your Property?
First, don’t assume the fence is incorrectly located simply because an online parcel map appears to show it crossing the boundary.
Online mapping systems can be useful for general reference, but they aren’t substitutes for a professional boundary survey.
If a survey confirms a potential encroachment, the property owners may be able to resolve the issue through an agreement, relocation of the improvement, or another negotiated solution.
In some circumstances, legal advice may be necessary.
Washington law also recognizes certain legal doctrines involving long-term property use, including adverse possession and prescriptive easements.
These issues are fact-specific and can be complicated.
That’s why I recommend consulting a qualified Washington real estate attorney when questions about ownership or legal access arise.
Can Property Line Issues Affect a Home Sale?
Absolutely.
If a buyer discovers a potential boundary dispute during a transaction, they may want additional information before proceeding.
Depending on the circumstances, the issue could affect financing, title insurance, negotiations, or the buyer’s willingness to purchase the property.
For sellers, an unresolved boundary dispute may create additional questions during the selling process.
Washington sellers also have disclosure obligations under applicable law, including questions involving certain boundary matters and encroachments.
If you’re aware of a property line issue, it’s important to address your disclosure responsibilities accurately rather than assume it won’t matter.
My Advice to Buyers in Lake Stevens and Snohomish County
When purchasing a property, I always encourage buyers to think beyond the house itself.
The home might be beautiful, the kitchen might be completely renovated, and the backyard might look perfect.
But understanding what you’re actually purchasing is just as important.
If you’re planning to install a fence, build a shop, expand a driveway, or develop part of the property, verify that your plans are feasible.
And if there’s uncertainty about a boundary, consider obtaining professional guidance before closing.
A little additional due diligence can make a significant difference.
My Advice to Sellers
If you’re preparing to sell a property and already know about a potential boundary issue, don’t ignore it.
Depending on the circumstances, it may be worth gathering existing surveys, reviewing recorded easements, or speaking with the appropriate professionals before listing.
Having accurate information available can help buyers understand the situation and may reduce complications during the transaction.
My goal when representing sellers isn’t just to put a sign in the yard and hope everything works out.
It’s to identify potential obstacles early and help create a strategy for a successful sale.
Final Thoughts: Know What You’re Buying
Property lines might not be the most exciting part of purchasing a home, but they can have a major impact on how you use and enjoy your property.
Whether you’re buying a home in a Lake Stevens neighborhood or purchasing acreage outside Snohomish, understanding boundaries, easements, and potential encroachments matters.
I was born and raised in Lake Stevens, Washington, and I know how important it is to understand the unique characteristics of properties throughout our area.
Every home and piece of land is different.
And when you’re making one of the largest financial decisions of your life, having the right information matters.
Thinking About Buying or Selling in Snohomish County?
I’m Taylor Stefani, a local real estate broker with John L. Scott.
I help buyers and sellers throughout Lake Stevens, Snohomish, Everett, Marysville, Granite Falls, and surrounding communities.
If you’re considering purchasing a home with acreage, selling a property, or simply have questions about the local real estate market, I’d be happy to help.
Visit TaylorStefani.com to connect with me.
