Solving Property Line Disputes in Texas: A Real Case Study

Property line disputes in Texas are more common than most people think. They can start with a friendly conversation and quickly escalate into legal battles, torn-down fences, or halted construction.

In this in-depth case study, we walk you through a real-world boundary dispute B & B Surveying helped resolve in Southeast Texas. You'll learn:

• What triggered the conflict
  
  

• How our licensed surveyors approached the situation
  
  

• The legal implications
  
  

• What it cost
  
  

• And most importantly — how the problem was resolved
  
  

If you’re searching for property line dispute help or wondering if a boundary survey can protect you, read on.

Case Background: The Fence That Sparked a Legal Dispute

📍 Location: Residential neighborhood in West Houston

🧑‍🤝‍🧑 Homeowners: The Martins (our client) vs. their neighbor

📏 Lot size: ~0.21 acres (standard suburban parcel)

🔧 Trigger: The Martins were replacing an old wooden fence and hired a contractor to build a new one

Here’s what happened:

The Martins assumed the existing fence sat on their actual property line. But when the contractor removed the old structure and staked out the new posts, the neighbor objected — claiming the new fence was 2 feet into their yard.

What began as a polite conversation turned into a full-blown dispute. The neighbor threatened legal action and demanded the Martins “move the fence back.” The project halted.

That’s when the Martins called us at B & B Surveying.

Initial Assessment: No Recent Survey, Vague Deed Language

We began with a title and document review. The original property plat dated back to the early 1990s. Neither the Martins nor the neighbor had a recent survey on file. Their deeds referenced:

• Subdivision lot number
  
  

• General dimensions
  
  

• No metes and bounds
  
  

• No recent monumentation
  
  

In short: the property lines were legally unclear on the ground. That’s a recipe for conflict.

What Is a Boundary Survey (and Why It’s Critical in Disputes)?

Before we dive further into the case, here’s a quick recap.

A boundary survey is a legally certified map that shows:

• The precise location of your property lines
  
  

• Corners marked by monuments (like iron rods or caps)
  
  

• Physical improvements like fences, sheds, or driveways
  
  

• Any encroachments or overlaps
  
  

Only a licensed Texas land surveyor can legally perform and certify a boundary survey.

In a dispute, a boundary survey is often your strongest piece of evidence — more reliable than a contractor’s guess or an old subdivision plat.

B & B Surveying’s Process for Resolving the Dispute

✅ Step 1: Legal Research

We obtained:

• The subdivision plat from Harris County records
  
  

• Adjacent property plats
  
  

• Surveyor’s field notes from the original subdivision filing
  
  

• Deeds for both the Martins and their neighbor
  
  

We analyzed overlaps, gaps, and any inconsistencies in how lot boundaries were described.

✅ Step 2: On-Site Field Survey

Our crew conducted a full residential boundary survey using:

• Robotic total stations
  
  

• GNSS (GPS) equipment
  
  

• Metal detectors to find any existing markers
  
  

We surveyed all corners, existing fence lines, the house footprint, and visible improvements.

Key findings:

• The original fence was built ~2.3 feet onto the neighbor’s property
  
  

• The new fence stakes had been placed within the Martins’ legal boundary, correcting the error
  
  

• The neighbors had assumed the old fence was correct, but it wasn’t
  
  

• There were no corner monuments remaining — we replaced them
  
  

✅ Step 3: Deliverables and Support

We provided:

• A sealed boundary survey plat, showing the correct lines
  
  

• Corner markers with caps (per Texas Board standards)
  
  

• A formal letter of explanation detailing findings and legal implications
  
  

• Consultation with the Martins’ attorney for peace of mind
  
  

This documentation was enough to prove their case and avoid court.

The Resolution: Calm Communication Backed by Facts

The Martins shared our certified survey and explanation with the neighbor — respectfully but firmly.

Because the evidence was:

• Certified by a Texas-licensed surveyor
  
  

• Based on legal documents and field verification
  
  

• Visually clear (survey plat with measured offsets)
  
  

…the neighbor backed off the threat of legal action.

The fence was built per the correct boundary line, the neighbor agreed to its location, and peace was restored — without court intervention.

Boundary Survey Cost for This Dispute

Here’s what this real case cost in 2025 prices:

Service

Cost

Boundary survey (0.21-acre lot)

$675

Legal research + deed analysis

Included in base

Monumentation (corner markers)

Included in base

Letter of findings + explanation

$150

Total Cost

$825