How do I handle boundary line issues when buying in Grand Rapids?
If you’re buying a home in Grand Rapids and notice that fences, landscaping, or garages seem close to the edge of the lot, it’s smart to ask about boundary lines. Boundary line issues—where a neighbor’s structure or landscaping crosses over into the property you want to buy—are more common than buyers realize. In Grand Rapids, these issues can affect your closing, future improvements, and even resale value. Here’s how to handle them before you buy.
Quick Answer
When you’re buying in Grand Rapids, the best way to handle boundary line issues is to review the property survey, ask your agent and title company about any known disputes, and confirm that physical features (like fences or sheds) match the legal lot lines. If something doesn’t add up, don’t ignore it—clarify with the seller, agent, or a local surveyor before moving forward.
Resolving boundary line concerns before closing can save you headaches, legal costs, and neighbor disputes later on. If you’re dealing with this situation, I’m happy to walk through it with you.
1. Always Review the Survey and Title Work
In Grand Rapids, the most reliable way to confirm boundaries is to review a recent property survey. Many West Michigan homes, especially in older neighborhoods, have fences or garages that don’t perfectly match the official lot lines. Ask your agent and title company for the most recent survey and review the legal description. If the seller doesn’t have a survey, consider ordering one—this usually costs $500–$900 but can prevent much larger problems.
Title work is equally important. Your title company will search for recorded easements, encroachments, or disputes. If the title commitment lists any exceptions related to boundaries, take them seriously and discuss with your agent or a real estate attorney. The Consumer Financial Protection Bureau offers a good overview of how title insurance can protect buyers from certain boundary risks.
Jason’s take: I always recommend buyers read the survey and title documents before waiving any contingencies—many surprises are found here, not during the showing.
2. Identify Visible Encroachments or Disputes
Walk the property’s perimeter with your agent and look for anything that could create confusion—fences that don’t line up with the survey, driveways spilling onto a neighbor’s land, shared sheds, or tree lines that cross boundaries. These are the most common causes of disputes in Grand Rapids neighborhoods, especially in areas with older homes or oddly shaped lots.
If you spot anything questionable, raise the issue before finalizing your offer or during the inspection period. Your agent can help you ask the seller to clarify or resolve the situation. For more on how these details can impact your offer and negotiation strength, see my recent Grand Rapids Weekly Market Report.
Jason’s take: The best time to spot a boundary issue is during your first walkthrough, but even at inspection, it’s not too late to address it. Waiting until after closing makes it much harder to resolve.
3. Negotiate Repairs, Surveys, or Legal Agreements Up Front
If a boundary issue is found, you have several options before closing. You can ask the seller to move a fence, remove an encroaching structure, or sign a boundary agreement with the neighbor. Sometimes, buyers and sellers split the cost of a new survey or legal agreement to clarify the property line for everyone. In Grand Rapids, most sellers are willing to negotiate if it means keeping the deal on track.
As a rule of thumb, if the issue involves a permanent structure (like a garage or deck) or affects your ability to use the property as planned, don’t close until it’s resolved in writing. Verbal agreements with neighbors rarely hold up. The Michigan Department of Licensing and Regulatory Affairs outlines legal resources for property disputes and boundary adjustments.
4. Understand How Boundary Issues Affect Financing and Resale
Lenders and title companies in Grand Rapids may refuse to insure or finance a home with unresolved boundary disputes or major encroachments. If the title company excludes coverage due to an encroachment, you could be left on the hook for future legal costs. Appraisers may also flag boundary concerns, which can delay your closing or reduce your loan amount.
From a resale perspective, unresolved lot line problems can scare off future buyers, especially in competitive school districts or higher price ranges like Forest Hills or East Grand Rapids. Buyers in the $400k–$700k range, for example, tend to be especially cautious and expect clear boundaries and documentation.
Real Buyer Case Study
Last year, I worked with buyers purchasing a mid-century home in Grand Rapids’ Alger Heights neighborhood, listed in the $270,000 range. During the inspection, we realized the neighbor’s fence was actually three feet inside the lot line, cutting off a portion of the backyard. We ordered a new survey and negotiated for the seller to sign a boundary agreement with the neighbor. The title company then insured the correct lot size, and my clients closed without future risk. Without catching this, they would have lost both yard space and resale value.
Grand Rapids Buyer Market Insight
In Grand Rapids, I often see buyers get more detail-oriented as price points rise. In the under-$300k range, buyers may overlook small fence issues to win in a multiple-offer scenario. In higher price ranges or neighborhoods like East Grand Rapids, buyers expect clean surveys and clear lot lines—and are more likely to walk away if they sense a problem. Getting boundary issues resolved up front makes your offer stronger and helps avoid last-minute surprises.
Frequently Asked Questions About Buying in Grand Rapids
Do I really need a new survey if the seller has an old one?
If the old survey doesn’t match current fences or improvements, or if it’s over 10 years old, it’s wise to get a new one. This ensures you know exactly what you’re buying.
What if a neighbor’s structure is on the property I want to buy?
Ask the seller to resolve it before closing—either by moving the structure, creating a legal agreement, or compensating you. Don’t ignore the issue; it rarely fixes itself.
Can boundary issues delay my closing?
Yes. Lenders and title companies may require resolution before closing. Start investigating as soon as you spot a possible problem to avoid last-minute delays.
Will title insurance cover future boundary disputes?
Title insurance can cover some issues, but not all. If a known encroachment is excluded, you’ll need to resolve it separately or risk future costs.
Related Grand Rapids Buyer Resources
About the Author
Jason Pohlonski
is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout Grand Rapids, East Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.
Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.
With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.
Industry Recognition
Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.
Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.
Professional Disclosure
Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE, Grand Rapids, MI 49546
📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com
This article reflects real client experiences and market conditions in Grand Rapids and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.
This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.
