Fence & Property Lines

1) A fence should not create adverse possession in NY. The law does not allow it.
2) If you are very concerned just get them to sign a letter acknowledging that the fence is over the property line and that they make no claim. Then they can keep their fence and you will always have the right to remove it.
3) It is extremely hard to prove adverse possession in NY. Again, I think you have nothing to worry about even if you do nothing. You are not going to lose even 2″
Of property.

This isn’t a big deal. For the record: I am not an attorney (not that you should accept legal advice on an anonymous board.)

SoSlope

in General Discussion 6 years and 1 month ago

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Guest User | 6 years and 1 month ago

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Hello-

My neighbor just finished a three long renovation including a huge bump out in the back. I need to add a new fence on one side of my lot so I got a new survey completed. The surveyor found that my neighbor’s fence is 2 inches on my property line. They also built the fence against code – the “good” side is on their side ( not too concerned with that right now).
It was long road with all the construction so I am not willing to fight over two inches right now. What I do want to do it protect myself for the future. Should I at least let the neighbor know in writing? I am thinking having something in writing that states we are both aware of the encroachment will save me future headaches.
I might in the future want to add a deck, or even sell and I don’t want there to be any issues. This is my first brownstone so I appreciate any advice.

slopefarm | 6 years and 1 month ago

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AFAIK, it is urban legend that there is a “code” requirement to have the good side of the fence face your neighbor. Impolite, yes, but not sure you have any rights.

OTOH, don’t acquiesce on the encroachment. Consult a lawyer and wrap this up right to protect your rights. Not sure what the best answer is — neighbor pays for easement, buys the property or rights, takes down the fence, etc.

mattieweiser1

in General Discussion 6 years and 1 month ago

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IMO being friendly with your neighbors can go a long way. Sulking over 2″ might open a flood gate of complaints from both parties. Life is already difficult, is it that important?

daveinbedstuy | 6 years and 1 month ago

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There won’t be any issues when you sell. It’ll simply appear on the deed as an encroachment. Happens all the time with fences. I wouldn’t bother hiring a lawyer to pursue it. And the 2″ won’t affect your deck build.

Guest User | 6 years and 1 month ago

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Thanks for the responses. Interesting, each are so different! Agreed – sulking over the 2″ is not something I want to invite into my daily life. I’m not interested in having the fence moved, I just am wondering if it is important that we note that this tiny encroachment exists. My worry is when we sell or if we choose to build a deck that those 2″ will cause an issue. It is something so small that I don’t want to turn into a bigger issue down the line. I appreciate all the input!

kassie319 | 6 years and 1 month ago

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Are you going to build a fence on your property? Discuss using their fence structure to anchor your fence panels to. Look at it as saving 2″ of space.

yudashasom | 6 years and 1 month ago

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There’s no code or anything about a good side and a bad side. It would make no sense here.

Also, is their entire fence 2” on your side, or is it 2” of the fence posts. If it’s the later, then the fence was done correctly, and you can attach your fence directly to their posts.

mattieweiser1

in General Discussion 6 years and 1 month ago

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@no-permitz, so I understand correctly – you can put the centerline of the 4×4’s on the property line?

yudashasom | 6 years and 1 month ago

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@rach, that’s my opinion of the correct way to do it.

calion | 6 years and 1 month ago

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I also had a neighbor who installed fencing with the finished side facing him, and I dove deep into researching the code. It’s not “urban legend” unless you live in NYC: constructing fencing with the finished side out is code in most counties in the United States, but not in the five boroughs of NY. Interestingly, the code that mandates the finished side of the fence face inwards has to do with aesthetics over liability. Fencing often incorporates vertical structural support which makes a tempting ladder for children, thieves, etc. You might ask them to “finish’ the fence on your side in exchange for granting an easement. In any case, to protect both parties, it should be put in writing.

daveinbedstuy | 6 years and 1 month ago

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A nice board on board or panel fence eliminates the “nice” side issue.

gowpvmuhby | 6 years and 1 month ago

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I believe the easement law in NYC after 7 years, if you don’t complaint or challenge such nuisance, that 2″ is your neigh·bor’s, your lot will be two inch short, at lease your yard.

In addition, if the fence is over 6 feet, it is in violation of DOB code,

Good luck!

Putnamdenizen | 6 years and 1 month ago

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The law is 10 years, and it is quite restrictive in application. The period can be broken by a letter demanding the fence be moved or by granting temporary use of the land. https://www.nolo.com/legal-encyclopedia/who-can-claim-property-based-adverse-possession-new-york.html

Guest User | 6 years and 1 month ago

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I live Hoboken NJ and the code for “good side/bad side” of the fence is part of our town’s zoning code. The builder finished the posts – he covered the posts in a nice wood. It looks nice so I am not willing to go to bat for that issue.
As far as the property encroachment – I will need to get clarification from my surveyor. He said “Technically, the neighbor’s fence is about two inches onto your property”. I will ask him if he means the posts or the actual fence.
My neighbors house was a controversial build for Hoboken – the builder tore down the entire, beautiful Brownstone and rebuilt a huge McMansion. It was pretty sad. Even though it is only two inches – I don’t want give them an inch! A bit childish perhaps? Anyways – just want to protect myself the best I can. I appreciate all the advice!