Fencing my property

[hosspuller]

I have horses. But the most important factor to consider is the neighbors. One neighbor of mine is great. When he was planting trees along the line I asked him to plant them far enough from the existing fence (on the line) to allow him space to mow. He allowed ten feet from the fence. 20 years later, the mature trees only give him lawnmower width. Another neighbor didn't speak to me before having a surveyor mark the line. I guess he thought I was encroaching when I nailed up some field fence to keep my dog in. I wasn't, so he paid a surveyor needlessly. By his actions, I've no desire to be helpful to him. (he's in a subdivision, doesn't have a chainsaw) I have a farm with all sorts of handy stuff.) Friendly, is a two way street.

 

[fishdrivel]

I have horses. But the most important factor to consider is the neighbors. One neighbor of mine is great. When he was planting trees along the line I asked him to plant them far enough from the existing fence (on the line) to allow him space to mow. He allowed ten feet from the fence. 20 years later, the mature trees only give him lawnmower width. Another neighbor didn't speak to me before having a surveyor mark the line. I guess he thought I was encroaching when I nailed up some field fence to keep my dog in. I wasn't, so he paid a surveyor needlessly. By his actions, I've no desire to be helpful to him. (he's in a subdivision, doesn't have a chainsaw) I have a farm with all sorts of handy stuff.) Friendly, is a two way street.

There is nothing unfriendly about hiring a surveyor.
It is highly recommended, as is talking to your neighbor beforehand.
When I moved to NC, one of the 1st things I found out, was the North Carolinians don't like fences.
"Good fences make for good neighbors"

 

[dodge man]

As a land surveyor I’d say put the fence on the line. To many problems in the future with people thinking the fence is the line if it’s not on the line.

 

[RjCorazza]

I am in the "build the fence on the line" camp. People make eyeball assumptions all of the time when it comes to property lines.
I have no experience with livestock fence types, or cost concerns with large areas. I just redid my 550' backyard split rail with 4' 2x4 wire, and it was a job. I will add that my ssqa hydraulic auger was an awesome tool for the job.

 

[oosik]

Dodge Man is SO very right. Fence back onto your property five feet - ten years from now you will need another official survey to validate your TRUE property line. Neighbors will assume the fence line is the property line. They could plant a row of very expensive trees/shrubs within that setback. What will you do then???

This could easily be creating a problem that will require an expensive "correction" in the future.

 

[Spike56]

^^^^^^^^

It's handy to have your fence inside the lines so you could drive around on the outside for maintenance, etc. Check on the animals and fence without having to go inside. You can pick a line that avoids trees and boulders, instead of a boundary fence that runs into them.

Mark the property line with an occasional T-post.

Bruce

I would make certain to build "on my property line". In Texas, after "n amount of time", your neighbor can claim ownership. See link below.

Also, many states have laws that allow a person who uses another's land for a long enough time to gain a legal right to use the land. In some cases, they gain ownership of that land through adverse possession.

 

[NorTracNY]

Maybe it would depend on the land around your perimeter. Yes, it could change over the years, but around here, if you have acreage and the neighbors also do, there is a good chance it's not cleared to the line. The damage that is caused every year to my fence due to trees would be a disaster if I have several thousands of feet of it. No one is going to dispute a property line if you are maintaining the areas on the outside of the fence. I would make sure it's well back and give yourself plenty of space on the outside to maintain it. I know other parts of the country don't have tons of trees, so I understand putting it to the line in those cases.

 

[Spike56]

Maybe it would depend on the land around your perimeter. Yes, it could change over the years, but around here, if you have acreage and the neighbors also do, there is a good chance it's not cleared to the line. The damage that is caused every year to my fence due to trees would be a disaster if I have several thousands of feet of it. No one is going to dispute a property line if you are maintaining the areas on the outside of the fence. I would make sure it's well back and give yourself plenty of space on the outside to maintain it. I know other parts of the country don't have tons of trees, so I understand putting it to the line in those cases.

Agreed, I think this only applies when / if a fence is placed on the property line or close to it. How and when exactly adverse possession could kick-in is somewhat of a mystery to me. But, I had a friend who allowed a neighbor a small pass-thru to get to a section of "land locked" land they had. The neighbor installed a gate and fencing around this pass-thru for livestock. About 10years later, the land was sold and the new owner claimed that was his land - NOW, my friend had a section land - locked ! It FINALLY resolved after lawyers and $$ exchanged hands. Moral of the story "good guys finish last", "need a legal document for everything - sad but becoming more and more true".

 

[EddieWalker]

From what I understand about adverse possession, you have to be paying the property tax on that land for a set number of years before you can claim it. The location of your fence has nothing to do with being able to take somebody else's land.

I thought about putting my fence inside my property line and building a road on the outside of it so I could mow both sides of the fence. This was one of my crazier thoughts, and fortunately, I talked to my neighbor and he wanted the land cleared on the other side of the fence so "HE" could mow that area easily.

Every survey that I've ever looked at with a fence marked on the survey will say that the fence is not the legal boundary, or not exactly on the property line, or something along those lines. Get it as close as you can and forget about it. I'm currently planning on fencing a line that I'm not 100% sure where the line is, but know within a few feet. I'm going to do what I can to get it closer to exact, but I'm pretty sure I'll be off by a foot one way or another.

 

[oosik]

One of the major problems - people assume the fence line is the property line. From what I've heard - adverse possession - may involve living on the land and is not that easy to establish. Like Eddie said - you might even have to pay property taxes on this land.

I've also heard that those few cases of successful adverse possession involve non-resident owners and long vacant, unused land.

I just looked a the requirements for WA state. The most rigid - continuous and obvious occupation on the land for a minimum of ten years. Seven if you pay the property taxes.

Then they go to court and attempt to prove their claim.