Neighbor Disputes Over Property Lines – What to Do Before Suing

A Washington State Guide to Resolving Boundary Disputes

Disagreements between neighbors over fences, landscaping, or property lines can escalate quickly—especially when both parties believe the land in question belongs to them. In Washington State, boundary disputes and survey disagreements are common, particularly when older deeds, unclear legal descriptions, or informal property use are involved.

Before heading to court, it’s important to understand your legal options and take steps that could resolve the issue without costly litigation. At the Law Office of Erin Bradley McAleer, we regularly advise homeowners in Vancouver and throughout Clark County on how to navigate these conflicts strategically and efficiently.

What Causes Boundary Disputes?

Neighbor disputes over property lines typically arise from:

  • Mismatched surveys or property descriptions
  • Fences or structures built across assumed boundaries
  • Encroachments—such as driveways, gardens, or sheds crossing the lot line
  • Conflicting interpretations of deeds or plats
  • Adverse possession or long-term, unchallenged use of land

These disputes often surface when one party sells, builds, remodels, or commissions a survey for the first time in years.

Review Your Deed and Property Survey

Start by reviewing the legal documents that define your property:

  • Deed: This contains the legal description of your property and may reference prior surveys or boundary lines.
  • Plat map: If your lot is part of a subdivision, the plat shows general dimensions and boundaries.
  • Professional survey: A licensed surveyor can identify the precise boundary lines on the ground using deed records and county data.

If your neighbor disputes your survey, they may commission their own. Discrepancies between surveys are not uncommon and often stem from errors in old records, inconsistent measurement standards, or unclear legal descriptions.

Talk to Your Neighbor First

Litigation should not be your first step. In many cases, a respectful, solution-focused conversation can clarify misunderstandings and prevent escalation. Consider discussing:

  • The results of your survey
  • Your mutual goals (e.g., preserving a fence, selling the property, or maintaining privacy)
  • Whether a boundary adjustment, easement, or relocation agreement could resolve the issue

If communication is tense, you may want to bring in a neutral mediator or consult an attorney to draft a written agreement.

Consider Mediation or a Boundary Line Agreement

Washington law allows neighbors to enter into a boundary line agreement—a written document that formally settles a disputed boundary when surveys or legal records are unclear. These agreements can be:

  • Recorded with the county to become part of the public record
  • Legally binding between the parties
  • Preferable to litigation if both sides are willing to cooperate

Another option is mediation, which involves a trained third-party facilitator to help neighbors reach a compromise before court becomes necessary.

Understand the Risks of Suing Over Property Lines

If no agreement can be reached, you may consider filing a quiet title action or ejectment suit to formally resolve the dispute. This legal process can determine:

  • The correct legal boundary
  • Whether an encroachment must be removed
  • Whether adverse possession or prescriptive easement rights apply

However, lawsuits over boundary disputes can be expensive, time-consuming, and emotionally draining. Courts will typically expect you to show:

  • Evidence of a valid survey
  • Documentation of ownership
  • Proof of attempts to resolve the issue
  • Any history of long-term use, improvements, or agreements

What About Adverse Possession in Washington?

In some cases, a neighbor may claim legal ownership of disputed land under adverse possession—a legal doctrine that allows someone to gain title to property they’ve occupied continuously, openly, and without permission for at least 10 years (under RCW 7.28.050).

Adverse possession claims are complex and fact-specific. If you believe your neighbor is trying to claim your land—or if you believe you have a valid claim—you should consult an attorney immediately.

When to Call a Property Dispute Attorney

If discussions break down, surveys conflict, or the issue is affecting your ability to sell, build, or refinance, it’s time to involve a lawyer. An experienced property attorney can:

  • Review your deed, survey, and title documents
  • Draft or negotiate a boundary line agreement
  • Represent you in mediation or court
  • Protect your long-term property rights

Contact the Law Office of Erin Bradley McAleer

At the Law Office of Erin Bradley McAleer, we help Washington homeowners resolve boundary and property line disputes efficiently and effectively—before they spiral into costly litigation. Whether you’re dealing with a fence disagreement, encroachment, or survey conflict, we’re here to protect your rights.

Located in Vancouver, WA, we proudly serve clients throughout Clark County and Southwest Washington.