How to Resolve Boundary Disputes Between Adjacent Property Owners

Boundary disputes between neighbors are one of the most common sources of conflict for property owners. These disagreements often arise over fences, trees, driveways, shared easements, or even minor encroachments. 

While they might seem trivial at first, property disputes can quickly escalate if left unaddressed, leading to strained relationships, financial costs, and, in some cases, legal action. At Confidant Consult, PLLC, based in Grand Rapids, Michigan, we serve clients throughout Michigan who are dealing with boundary disputes and other property disputes. 

We understand that disagreements over property lines, fences, easements, or encroachments can be stressful and costly, and we’re committed to helping landowners manage these issues with clear, honest legal guidance. Whether your dispute with your neighbor concerns unclear property descriptions, overlapping structures, or access issues, we work with you to gather documentation, assess your rights, and pursue fair resolution options. 

If you’re dealing with a boundary conflict or any property dispute, we’re here to help you protect what matters most. Here, we’ll explain the causes of boundary conflicts, the legal rights of property owners, and strategies for resolution as they’re essential for maintaining property values and peaceful neighborly relations.

Common Causes of Property Disputes

Property disputes often result from unclear boundaries, misunderstandings, or changes over time that affect the use of land. Some of the most frequent causes include:

• Fences or walls: These can be a source of conflict when a structure encroaches even slightly onto a neighbor's property. Over time, shifting soil, new construction, or incorrect placement can create disagreements.

• Encroachments from structures: Sheds, garages, decks, or landscaping features that extend onto a neighbor's property can lead to disputes over ownership and access.

• Overhanging trees or invasive roots: Trees and plants that extend beyond property lines or cause damage to neighboring land can trigger disagreements about removal, maintenance, or compensation.

• Surveying errors: Older properties may have vague or inaccurate survey records, making it difficult to determine legal boundaries. Differences between property deeds and actual measurements often create confusion.

• Access conflicts: Shared driveways, pathways, or easements may result in disputes about usage rights, maintenance responsibilities, and liability if damage or injury occurs.

Steps to Resolve Property Disputes

Resolving property disputes requires a structured approach. While some disagreements can be handled informally, others may require professional intervention. A step-by-step strategy often prevents minor conflicts from escalating into costly legal battles.

1. Communicate Early and Openly

Initiating a calm, constructive conversation with your neighbor is often the most effective first step. Approach the discussion with the goal of understanding each other's perspectives.

Avoid blaming language and focus on the facts, such as measurements, historical property use, or documented encroachments. Recording any agreements in writing can prevent future misunderstandings and provide a reference if the dispute escalates.

2. Examine Property Records

Reviewing deeds, surveys, and property plats is critical in identifying the legal boundaries of your land. Many property disputes result from simple misunderstandings that accurate records can clarify.

Compare your documentation with your neighbor’s records, if available, and look for inconsistencies that may need professional evaluation. Researching historical ownership and any previous boundary adjustments can also provide context and help resolve conflicts.

3. Hire a Licensed Surveyor

Engaging a professional surveyor makes sure that property boundaries are clearly defined according to current measurements and legal standards. We can help you choose a reputable surveyor.

A licensed surveyor can produce a detailed report that serves as definitive evidence, which is particularly useful if informal discussions or negotiations fail. Surveys may reveal previous mistakes, confirm encroachments, or establish precise locations for fences, walls, or other structures.

4. Consider Mediation

Mediation provides a structured environment for property owners to reach an agreement with the help of a neutral third party. Mediators encourage open communication, help clarify the issues, and guide neighbors toward mutually acceptable solutions.

This method is often faster, less expensive, and less adversarial than going to court. It also allows both parties to maintain control over the outcome.

5. Legal Resolution

If all other efforts fail, legal action may be necessary. Courts can issue rulings to define property boundaries, require removal of encroachments, or award damages for harm or loss. Legal proceedings can be time-consuming and expensive, but they may provide a final resolution in cases where negotiation and mediation are unsuccessful.

The Importance of Documentation

Clear documentation is vital when addressing property disputes. Keep copies of all deeds, survey reports, communications with neighbors, and any photographs or measurements of structures that could become points of contention.

Detailed records serve as evidence in negotiations or legal proceedings and help avoid confusion. Recording the timeline of events, maintenance, or improvements to the property also demonstrates responsible ownership and supports your position.

Addressing Trees, Fences, and Shared Structures

Disputes often involve natural or constructed boundaries. Trees with overhanging branches or invasive roots can cause damage, and responsibility for removal may be unclear. Similarly, fences or walls built along boundaries may not align precisely with property lines.

Identifying which party is responsible for maintenance or costs can prevent disputes from escalating. Discussing shared maintenance responsibilities in advance and putting agreements in writing often reduces conflict.

What to Know About Easements and Shared Access

Shared driveways, walkways, or easements are common areas of disagreement. Clarifying usage rights, maintenance obligations, and liability responsibilities is crucial. In many cases, easements are governed by legal agreements recorded in property records.

Reviewing these documents helps establish the rights of each property owner. If ambiguities remain, professional advice can provide clarity and prevent future disagreements.

Negotiation and Compromise

Negotiation plays a central role in resolving property disputes. Parties should focus on fair, equitable solutions rather than trying to "win" the conflict. Compromises may include adjusting fence placement, trimming trees to avoid overhang, or splitting maintenance costs.

Maintaining a cooperative attitude often leads to resolutions that satisfy both neighbors, avoid the emotional stress of prolonged disputes, and preserve property values.

Preventing Future Property Disputes

Preventive measures reduce the likelihood of conflicts recurring. Regular surveys, clearly marked property lines, and open communication about construction or landscaping projects help neighbors stay informed. 

Documenting agreements about maintenance, repairs, or shared responsibilities makes sure of clarity. A proactive approach minimizes misunderstandings and fosters positive long-term relationships.

Why a Strategic Approach Matters

Property disputes can escalate quickly without a clear strategy. Attempting to resolve conflicts without accurate measurements, documentation, or communication can lead to frustration and legal complications. 

A careful, methodical approach—combining direct communication, accurate surveys, negotiation, and professional support when necessary—provides the best chance of a fair and lasting resolution. Even disputes that seem minor can have lasting consequences if handled improperly, so planning, preparation, and documentation are essential.

Contact Us for a Strategic Approach to Property Disputes

Boundary disputes between adjacent property owners can be stressful and require careful attention, but they’re often solvable with communication, patience, and a clear strategy. At Confidant Consult, PLLC, we assist clients in Grand Rapids, Michigan, and throughout Michigan with property disputes, helping them protect their rights and maintain good neighborly relations. 

By reviewing property records, obtaining surveys, negotiating fairly, and considering mediation or legal action when needed, we guide clients through each step. Keeping accurate documentation, approaching solutions thoughtfully, and planning ahead are essential to preserving clear boundaries and avoiding future conflicts. If you’re dealing with a property dispute, contact us today so we can help you resolve it efficiently and protect your interests.