Fences, ADUs and Property Lines: What a Survey Catches That Title Doesn’t

A title search tells you who owns a property and what's recorded against it. It can't tell you whether the fence is in the right place, whether the neighbor's shed sits on your lot, or whether there's room for the backyard ADU you're planning. That's a survey's job. Here's how the two work together and when a survey is worth ordering.

By ishiiboy •

Oct 2026

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Records vs. the Ground

A title search looks at public records: deeds, loans, liens, judgments, recorded easements, and plats. It answers the question, "What does the paperwork say about this property?"

A survey answers a different question: "What's actually on the ground, and where?" A licensed land surveyor measures the property, locates the boundary corners, and maps where buildings, fences, driveways, and other improvements sit in relation to the lines.

The two don't always agree. A deed can describe the lot perfectly while the fence built 20 years ago runs two feet onto the neighbor's land. Nothing about that fence would ever appear in county records.

A title search reads the paperwork. A survey walks the ground. You need both to know exactly what you own.

This gap matters for title insurance too. A standard owner's policy typically excludes problems an accurate survey would have revealed, such as encroachments, boundary disputes, or a shortage in the lot's size. Extra coverage for these issues may be available, often only when a current survey is provided.

What a Survey Can Uncover

Fences. Fences are often built by guesswork or by an earlier owner, and they may not follow the true line. A fence that's off by a foot or two can turn into a dispute when either neighbor sells, rebuilds, or wants to put up something new.

Encroachments. A neighbor's shed, driveway, or landscaping may extend onto your lot, or yours onto theirs. Over time, these situations can lead to claims that are hard to unwind.

Easements on the ground. A recorded utility easement shows up in a title search, but only a survey shows where it actually runs. That matters if you're planning to build where a power line or sewer easement crosses.

ADUs and additions. Utah law requires cities to allow internal accessory dwelling units, such as a basement apartment, in most residential areas. Detached ADUs, like a backyard cottage or an apartment over the garage, are left to each city's rules (ULCT). A detached unit has to fit within your city's setbacks, so you need to know exactly where your lines are before you design it. Building even a few feet over a setback or easement can be costly to fix.

Some cities also record a notice on the property for an internal ADU, which will then appear in the title search when you sell.

When a Survey is Worth Ordering

Most home purchases don't require a survey, and many buyers skip one. It's worth considering when:

You're buying land, an older home, or a lot with unclear or unmarked corners.
A fence, wall, or driveway looks like it may not match the property line.
You plan to build an ADU, addition, garage, or new fence.
The legal description is old or uses landmarks that no longer exist.
You want added title coverage for boundary and survey-related issues.

A survey usually costs far less than fixing a structure built in the wrong place or settling a boundary dispute with a neighbor.

How Access Title Can Help

We can walk you through what your title commitment shows, explain any recorded easements, and let you know whether additional coverage is available with a survey. If you're buying or planning a project, contact Access Title early so you know what the records show before you build or close.