Land Survey Property Boundaries Before Combining Adjacent Lots
Combining two lots can give you one larger property. It may sound simple, but there are important steps to take first.
Before the lots are combined, you need to know where the property lines are. Each lot has its own boundaries, legal description, property documents, and other records that should be reviewed. One or both lots may also have easements that affect how the land can be used.
A land survey helps show how the two lots fit together. It can also find boundary problems that may need to be handled before the lots are combined.Here are some important things to check when combining adjacent lots.
Confirming Each Lot’s Existing Boundary Before Combination
The first step is to confirm the boundary of each lot.
A surveyor looks for property markers in the field. These markers may include iron rods, pipes, or other survey monuments. The surveyor then compares what is found with the property records.
Sometimes the records and the property markers do not match. This can happen with older properties that have changed owners many times.
The surveyor studies the records and field evidence to understand where the property lines should be. This type of review is also important when dividing property, since any change to a parcel should start with a clear understanding of its existing boundaries.
It is better to find these problems before the lots are combined. If a boundary problem is found later, it may be harder to fix.
Comparing Deeds, Plats, and Property Records
A surveyor also reviews the records for both lots. These records may include deeds, plats, and legal descriptions. A deed contains important information about the property. A plat is a map that shows how land was divided into lots. A legal description explains the property’s boundary in writing.
The surveyor compares these records with what is found in the field. This step can be more important when the two lots were created at different times. Older records may use different measurements or property markers. By checking the records carefully, the surveyor can better understand how the two lots connect.
Finding Easements That Affect Both Lots
A land survey can also show recorded easements that affect the property.
An easement gives someone the right to use part of a property for a certain reason. Combining two lots usually does not make an existing easement go away.
Common easements may include:
- Utility easements
- Water or sewer easements
- Drainage easements
- Access easements
- Shared driveway easements
For example, a drainage easement may run along the side or back of one lot. That easement may still be there after the two lots are combined.
A title search can also help find recorded documents that affect the property. The survey and title records can be reviewed together before the lot combination is completed.
Preparing a New Legal Description for the Combined Property
After the boundaries are confirmed, a new legal description may be needed for the combined property.
The new description explains the outside boundary of the larger parcel. The old line between the two lots may no longer be used as a separate property line after the combination is approved.
The surveyor uses property records and field measurements to prepare an accurate description.
An updated survey may also show the two lots as one larger parcel.
Having a clear legal description is important because it may be used for future property records, permits, sales, or other work involving the land.
Checking the Combined Lot Before Building
Combining two lots may change how you can use the property.
For example, the old property line between the two lots may no longer affect the same setback rules after the combination. This could change the amount of space available for a home, addition, garage, or other project.
However, easements and other limits may still affect where you can build.
Before making building plans, check:
- The zoning for the property
- Current setback rules
- Easements on the property
- Available building space
- Survey or site plan needs for permits
Local rules can change based on the property and type of project. Check with the local planning or building department before starting construction.
Frequently Asked Questions
Do I need a survey to combine two adjacent lots?
A survey may be needed to confirm the property lines and prepare a new legal description. The exact rules can depend on the city or county.
What happens if the two lots have different boundary records?
The surveyor can review the deeds, plats, field markers, and other records to study the difference. More research may be needed before the lots are combined.
Do easements stay after two lots are combined?
Recorded easements usually remain in place unless they are legally changed or removed. Combining the lots does not normally remove them.
Can combining two lots change where I can build?
It may. The new property boundary can affect setbacks and available building space. Easements and zoning rules can still limit where construction is allowed.
How long does a lot combination survey take?
The time needed can vary. Properties with clear records may be easier to survey. If the records do not match or other issues are found, more research may be needed. Start early if you need the survey for a permit, sale, or construction project.
For a free land surveying quote, call us at (561) 220-7505 or send us a message by going here.
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