Boundary disputes, a fence in the wrong place, a neighbor's shed over the line, a driveway that crosses onto your lot, are among the most common property surprises, and they can complicate a sale if not addressed. Brian Cooper helps Simi Valley and Santa Clarita Valley owners and buyers sort out boundary and encroachment issues so a transaction can close cleanly.

Direct AnswerA boundary dispute or encroachment arises when a structure or use crosses the true property line; resolving it usually starts with a survey and may involve a recorded agreement, removal, or a legal action to quiet title. The issue should be disclosed and ideally resolved before closing. Brian helps surface, disclose, and work through boundary issues with your surveyor and attorney. Confirm the boundary and any dispute's resolution with a surveyor and real estate attorney.
Information current as of 2026.

How boundary problems arise

Many homes have fences or improvements that do not match the legal lot lines, often built decades ago without a survey. A neighbor's wall, fence, eaves, or driveway may encroach onto your land, or yours onto theirs. These can sit quietly for years, then surface during a sale when a survey or a buyer's lender raises the question.

The starting point is a professional survey to establish the true line. From there, options include a recorded boundary-line or encroachment agreement, relocating the improvement, or, in contested cases, a legal action. Long-standing encroachments can raise complex doctrines best evaluated by an attorney. Disclosure of known issues is required.

Important: This page is general information for educational purposes — it is not legal, tax, or financial advice. Every situation differs. Confirm your rights, deadlines, court procedures, and any current fees or dollar figures with a licensed California attorney, CPA, or qualified fiduciary before acting. Brian Cooper is a REALTOR®, not an attorney or tax adviser.

The steps Brian walks you through

  1. Order a survey to establish the true boundary and identify any encroachments.
  2. Review the title report for recorded agreements or easements affecting the line.
  3. If an encroachment exists, your attorney advises on agreements, removal, or legal action.
  4. Negotiate a recorded resolution with the neighbor where possible.
  5. Disclose the issue and its resolution to buyers.
  6. Brian markets and closes the sale with the boundary clarified.

Resolve or disclose, don't ignore

Buyers and lenders dislike unresolved boundary questions, and a hidden encroachment can lead to claims after closing. Brian's approach is to surface the issue early, get a survey, and either resolve it or disclose it clearly, so the Simi Valley or Santa Clarita Valley sale proceeds with eyes open and no surprises.

Who you'll coordinate with

  • A licensed surveyor — establishing the true boundary.
  • A real estate attorney — agreements, removal, or quiet title.
  • The neighbor — for a negotiated, recorded resolution.
  • Brian — disclosure, valuation, marketing, and closing.

How Brian makes it smoother

Brian has helped owners turn a tense boundary surprise into a recorded agreement that satisfied everyone, and a buyer too. He coordinates the surveyor and attorney, keeps neighbor communication civil, and protects the deal across Simi Valley and the Santa Clarita Valley.

Equal service for every owner and buyer

Brian serves every client equally and welcomes all buyers and sellers without regard to race, color, religion, national origin, sex, familial status, disability, sexual orientation, gender identity, source of income, or any other protected characteristic. Equal Housing Opportunity.

Frequently Asked Questions

What is an encroachment?

When a structure or use, like a fence, wall, shed, or driveway, crosses onto a neighboring property beyond the true line. A survey establishes whether one exists.

How do I find the true boundary?

With a professional survey. Fences and old improvements often do not match legal lot lines, so a survey is the starting point for any boundary question.

Can I sell with an unresolved encroachment?

It is better to resolve or clearly disclose it first. Buyers and lenders dislike unresolved boundary issues, and hidden ones can lead to claims. Your attorney advises.

How are boundary disputes resolved?

Often through a recorded boundary-line or encroachment agreement, relocating the improvement, or, if contested, a legal action. A survey and attorney guide the right path.

Do I have to disclose a boundary issue?

Known boundary disputes or encroachments generally must be disclosed in California. Clear disclosure protects you and informs the buyer.

Is this legal advice?

No. This is general information. A surveyor and real estate attorney must confirm the boundary, any encroachment, and its resolution for your situation.

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