A fence can stand in the same spot for decades and still sit in the wrong place. Most owners assume the fence marks the property line because it’s always been there. That assumption holds up sometimes, but plenty of fences were built by guesswork, by a past owner, or just to follow the easiest ground. A licensed surveyor checks whether your fence matches your deed by comparing written records with physical evidence on the ground. If you’re planning a new fence, selling, buying, or settling a question with a neighbor, that review gives you facts to work from.

Reviewing the Deed Before Examining the Fence Line

The review starts at the desk. Before walking the property, a licensed surveyor reads your deed and any older deeds in the chain of title. The chain of title is the series of past transfers that shows how the land passed from owner to owner.

Deeds describe land in different ways. Some use a recorded plat, which is a map filed with the local government that shows lots in a subdivision. Others use a metes and bounds description, which walks around the property using directions and distances from one corner to the next. Older deeds may reference trees, stones, roads, or a neighbor’s name instead of precise measurements.

The surveyor also pulls deeds for adjoining properties. Your neighbor’s deed describes the same shared line from the other side, and the two don’t always agree. Owners can help by gathering their deed, any old surveys, title documents, and plats before the survey starts.

Comparing Deed Descriptions With Existing Fence Locations

Once the surveyor understands what the records say, the is comparing them with what’s actually on the ground. The surveyor calculates where the deed places the boundary and then checks where the fence really stands. Differences can range from a few inches to many feet.

Small differences are common and don’t always signal a problem. Fence posts are often set a little inside the line on purpose to avoid crossing it. Larger gaps deserve closer attention, especially along long rear lines or wooded edges where fences may drift off course.

The surveyor looks at the pattern of the difference too. A fence that runs parallel to the deed line but sits two feet off may reflect a simple offset during construction. A fence that angles away from the line or bends around trees tells a different story, and it may follow an old path, a creek, or an informal agreement.

Identifying Gaps Between Records and Physical Evidence

Records and ground evidence don’t always line up, and a licensed surveyor has to weigh both. The goal is to find the most reliable location for the boundary based on all available evidence. That takes training, local knowledge, and careful judgment.

Common sources of conflict include:

• Deed distances that don’t close, meaning the described lines fail to meet at the starting point
• Monuments that were moved, buried, or never set
• Overlapping or leftover strips between neighboring deeds
• Older measurements made with less accurate equipment
• Fences built before the current deed was written

Monuments often carry heavy weight in these decisions. A monument is a physical marker, like an iron pin, pipe, or stone, set at a property corner. Surveying practice usually gives original monuments strong priority over distances written in a deed, although the exact rules depend on state law and the facts of each case.

Documenting Fence Line Evidence in the Field

Fieldwork is where the surveyor gathers proof. The crew searches for corner monuments using metal detectors, probes, and careful digging. They then measure the positions of those monuments, the fence posts, and other features near the line.

A fence itself can be evidence. Its age, material, and condition may hint at when it was built and whether it followed an earlier survey. Old wire grown into trees, rotted posts, or rows of older fencing tell the surveyor something about how the line was used over time.

The surveyor records everything with precise measurements and notes. Photos, field notes, and coordinate data help support the final findings if questions come up later. Owners shouldn’t move fences, pull stakes, or disturb markers during this stage, because that can erase useful evidence.

Resolving Boundary Questions With Survey Findings

After the research and fieldwork, the licensed surveyor prepares a drawing that shows the boundary, the fence, and any gaps between them. This plat or survey map gives you a clear picture of where your property ends. It often answers the question on its own and helps neighbors reach an agreement without conflict.

Some cases take more work. If the fence and deed disagree by a large margin, or if both neighbors have conflicting deeds, you may need legal help. In some states, long-standing use of land can affect ownership rights, but those rules vary and should be discussed with a real estate attorney.

Survey findings give everyone a shared starting point. Neighbors may choose to move a fence, sign a boundary line agreement, or simply record the survey for future owners. Talk with your surveyor early if a sale, fence project, or permit depends on the result, since timing can matter.

For a free land surveying quote, call us at (859) 577-9503 or send us a message by going here.

Posted in land surveying, land surveyor | Tagged land surveyor