A lot line adjustment, also called a boundary line adjustment, moves a property line between two or more existing lots without creating any new lots. Neighbours use it to fix an encroaching garage or fence, to give one lot more yard, to make an awkward lot buildable, or to tidy irregular boundaries. Because it changes legal boundaries, it needs local approval, a survey and recorded documents.
Quick answer: A lot line adjustment relocates the boundary between existing parcels without increasing the number of lots. Each adjusted lot must still meet zoning minimums, and existing buildings must meet setbacks. The process usually involves a surveyor’s map, an application to the planning office, approval, and recording new legal descriptions and deeds with the county.
Lot line adjustment vs lot split
| Lot line adjustment | Lot split | |
|---|---|---|
| Number of lots | Stays the same | Increases |
| Typical review | Administrative, simpler | Subdivision review |
| Typical use | Fix encroachments, reshape lots | Create new buildable lots |
| Documents | Survey map, new legal descriptions, deeds | Plat or parcel map |
For creating new lots, see our pillar how to split a lot.
Common reasons for a lot line adjustment
- Encroachments: a garage, driveway or fence built over the line.
- Setback problems: giving a building more room to meet setbacks.
- Usable space: transferring a strip of yard between neighbours.
- Access: giving a lot better access to a street.
- Buildability: enlarging a substandard lot.
- Cleaning up history: fixing odd boundaries from old deeds.
If you suspect an encroachment, start with how to find your property lines.
Rules the adjusted lots must meet
- Each lot meets minimum area, width and frontage, or doesn’t become more nonconforming.
- Existing buildings meet setbacks from the new line.
- Lot coverage and FAR still comply.
- Access and utilities remain adequate.
- No new lot is created.
See minimum lot size and frontage.
Steps in a lot line adjustment
- Agree with the neighbour on the new line, and any payment.
- Check zoning feasibility with a sketch and the planning office.
- Hire a licensed land surveyor to survey the lots and prepare a map and new legal descriptions.
- Apply to the planning office with the map, descriptions, signatures of all owners and fees.
- Respond to review comments.
- Obtain approval, often administratively.
- Record the approved map, deeds transferring the land, and new descriptions.
- Update mortgages and title as needed.
Mortgages and title
If either lot has a mortgage, the lender usually has to consent to the change, because the security for the loan changes. Title insurance may need updating. A real estate attorney or title company typically prepares the deeds and coordinates lender consent. Plan for this; it often takes longer than the zoning approval.
Survey and mapping
The surveyor locates the existing boundaries, structures and features, sets the new line on the ground with monuments, and prepares a map and legal descriptions for each adjusted lot. Only a licensed surveyor can do this. See types of land surveys and what is a plat.
Easements
Adjusting a line may affect existing easements for utilities, drainage or access, or require new ones, for example when a sewer line from one house will now cross the other lot. The surveyor and attorney should identify and record any needed easements.
Timelines and costs
Lot line adjustments are usually faster than lot splits, but survey work, lender consent and recording can still take weeks to a few months. Costs include survey, application fees, legal and title work, and recording fees.
Common problems
- The adjustment creates a setback violation for an existing building.
- One lot falls below minimum size.
- Lender consent delays recording.
- Deeds don’t match the approved map.
- Neighbours agree informally but never record, leaving the problem unresolved.
A worked example
Two neighbours discover that one owner’s detached garage sits 2 feet over the shared side line, and the zoning code requires a 5-foot setback for accessory buildings. They agree to move the line 8 feet toward the neighbour along the length of the garage, with a small payment for the strip. The surveyor checks that the neighbour’s lot still meets minimum area and width and that their house remains more than the required side setback from the new line. The planning office approves the adjustment administratively, both lenders consent, and new deeds are recorded. The garage now sits 6 feet inside its owner’s lot, meeting the setback.
Adjustments involving more than two lots
Lot line adjustments can involve several lots at once, for example when a family reshapes adjoining parcels, or when a developer reconfigures lots before building. The principle is the same: no new lots, each resulting lot compliant. The paperwork grows with each owner and lender involved, so plan more time for coordination.
Informal agreements aren’t enough
Neighbours sometimes agree to “move the line” with a handshake or by moving a fence. That doesn’t change legal boundaries. Without an approved adjustment and recorded deeds, the old line remains, and future owners may not honour the agreement. Encroachment agreements can be a short-term fix, but an adjustment resolves the issue permanently.
Getting started
A simple site plan showing the existing lines, buildings and the proposed line helps you and your neighbour test the idea with the planning office before hiring a surveyor. Our site plans and subdivision plans can prepare that concept layout.
Frequently asked questions
What is a lot line adjustment?
A legal change to the boundary between existing lots that doesn’t create new lots.
Do I need a surveyor for a lot line adjustment?
Yes. A licensed surveyor prepares the map and legal descriptions.
Can a lot line adjustment fix an encroachment?
Yes, often, by moving the line so the structure is on its owner’s lot.
Does my lender need to approve?
Usually, if the property is mortgaged.
How long does a lot line adjustment take?
Often weeks to a few months, including survey, approval, lender consent and recording.
Is a lot line adjustment the same as a lot split?
No. A split creates new lots; an adjustment only moves lines.
