## Boundary disputes in Texas Property line disputes between neighbors are some of the most emotionally charged real-estate matters. They typically involve old surveys, ambiguous deeds, fences in the wrong place, or trees / structures encroaching across lines. ## Common boundary disputes **Fence disputes:** - Fence built on wrong side of line - Old fence not on actual boundary - Replacement / repair disputes - Cost-sharing for boundary fences **Encroachments:** - Building / structure crossing line - Driveway across line - Garden / landscaping over line - Above-ground pools - Sheds / accessory buildings - Decks / patios **Trees:** - Tree on / near line - Roots damaging neighbor's property - Branches over line - Removal disputes - Damage from falling trees **Easements:** - Driveway easements - Utility easements - Access easements - Implied / prescriptive easements **Rivers / lakes:** - Riparian rights - Shifting boundaries - Accretion / avulsion - Submerged lands **Hillside / slope:** - Erosion across line - Drainage issues - Lateral support ## Determining the actual boundary **1. Survey:** - Licensed surveyor measures - Uses deed descriptions - Locates corner monuments - Produces survey + plat - Cost: $500-$3,000+ typical **2. Deed analysis:** - Metes + bounds descriptions - Lot + block (subdivision) - Section / township (rural) - Reference monuments - Reference natural features **3. Title research:** - Chain of title - Original government plats - Predecessor deeds - Recorded surveys - Court records **4. Physical evidence:** - Existing monuments - Fence lines (longstanding) - Aerial photographs - Roads / paths - Trees as markers **Often surveys conflict with longstanding fences — leads to legal doctrines below.** ## Legal doctrines for boundary determination **1. Adverse possession:** - Open, notorious, exclusive, continuous use - Hostile (without permission) - For statutory period (varies, often 7-21 years) - ${s.name} has specific requirements - Transfers actual title **2. Boundary by acquiescence:** - Both parties treated specific line as boundary - For long period (often statutory adverse-possession period) - Mutual recognition over time - Doesn't require hostility - Less aggressive than adverse possession **3. Boundary by agreement:** - Express or implied agreement on line - Often after dispute / uncertainty - Acknowledgment via fence, marker, etc. - Binds parties + successors **4. Boundary by estoppel:** - One party represented line was X - Other party relied to detriment - Estopped from later claiming different line - Less common doctrine **5. Practical location:** - Recognized location over time - May supersede technical deed reading - Especially for ambiguous descriptions **6. Senior rights / first-in-time:** - Earlier-recorded deed has priority - Conflicts in description resolved - Original grantor's intent ## Tree law **Tree ON the line ("line tree"):** - Joint ownership in most states - Both owners share rights + responsibilities - Cannot remove without joint consent - Damages shared **Tree on neighbor's property:** - Owner has rights to trunk - Branches over line: trim what crosses (don't damage tree) - Roots crossing: similar (with limits) - Falling damage: depends on negligence **Damaged / unsafe tree:** - Owner has duty to maintain (in most cases) - Negligent failure → liability - Inspection / pruning duties - Greater duties in urban / residential settings **Removed tree:** - Wrongful removal → triple damages in many states - Stumpage value + replacement value - Aesthetic damages sometimes - Statutory penalties for cutting without permission ## Encroaching structures — options **Encroachment options:** **1. Demand removal:** - Most aggressive option - Requires lawsuit (usually) - Not always granted ("balancing of equities") - Court may order removal or compensation - Expensive + slow **2. Buy / sell affected land:** - Sell encroaching strip to encroacher - Lot-line adjustment - Voluntary resolution - Subdivision / zoning approval often needed **3. Easement:** - Allow continuation - Limited rights - Recorded against title - May have time limits **4. License:** - Permission, revocable - Less than easement - Cancels on sale of either property - Document carefully **5. Lawsuit (quiet title):** - Court determines boundaries - Establishes record title - Resolves conflicting claims - Most expensive option ($25K-$100K+) ## Lateral + subjacent support **Lateral support:** - Neighbor's right to natural support of their land - Excavation can't undermine neighbor - Strict liability for natural land - Negligence standard for buildings **Subjacent support:** - Right to support from below - Mineral rights issues - Subsidence claims ## Drainage + water issues **Surface water:** - "Common enemy" rule (vary by state) - "Civil law" rule (don't change natural drainage) - "Reasonable use" rule (modern trend) - ${s.name} follows specific rule **Underground water:** - Different rules than surface - Reasonable use generally - Drilling restrictions sometimes ## Fence laws **Common provisions:** - Cost-sharing for boundary fence (some states) - Spite-fence statutes (excessively high / dense fences) - Height + setback restrictions - Required for livestock containment - Local ordinances **"Fence-in" vs "fence-out" states:** - Fence-in: livestock owner builds fence to keep animals in - Fence-out: property owner builds fence to keep animals out - Affects livestock / road / cropland disputes ## Resolution paths **1. Direct negotiation:** - Cheapest, often ineffective - Document attempts - May escalate disputes **2. Mediation:** - Mediator helps reach agreement - Cheaper than litigation - Better for ongoing relationships - Voluntary **3. Boundary-line agreement:** - Mutually-recorded agreement - Clear boundary established - Binds successors - Avoids future disputes **4. Lawsuit ("quiet title" or "ejectment"):** - Court resolves dispute - Expensive ($25K-$100K+) - Time-consuming (1-3 years) - Result: court-ordered boundary - May include damages ## Strategic considerations **Before filing suit:** - Get current survey - Research title chain - Document encroachment / damage - Try mediation / negotiation first - Consider ongoing-neighbor relationship - Calculate cost-benefit **During dispute:** - Don't escalate (don't damage trees / fence) - Document with photographs - Get title insurance review - Preserve all communications - Continue paying property taxes **Settlement levers:** - Cost of litigation - Time investment - Disclosure to future buyers - Title cloud effects - Continuing relationship ## Insurance considerations **Title insurance:** - Coverage for boundary disputes varies - Often excludes survey-based issues - May cover quiet-title claims - Read policy carefully - Survey endorsement helpful **Homeowner's insurance:** - Generally doesn't cover boundary disputes - May cover damage from neighbor's tree - Negligent damage covered ## What you should do If you're facing a boundary dispute in Texas: get a current survey FIRST — don't litigate without knowing where the line is. Then consult a real-estate attorney. Most Texas real-estate attorneys handle boundary disputes; some specialize. Mediation often cheapest. Sometimes title insurance / homeowner's insurance covers part of cost. Don't damage anything during dispute — strict liability + treble damages risks. --- *This guide is general information about Texas law as of mid-2026 and is not legal advice. Boundary law is fact-specific + state-dependent. Talk to a licensed Texas real-estate attorney about your specific situation.*