My building is narrower than what the survey states!

Hi,
I purchased a 2 fam townhouse in Brooklyn in 2016. The house was built in 1909 and was listed as 20′ wide and the survey done at point of sale supports this. Last week I measured the width of the house, both the front and the back and both measured 19′ 3″.
My question is if one of the neighbors houses is intruding on my lot and what’s my rights?

Thank you for any ideas or suggestions.

john.ward

in General Discussion 8 years ago

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Guest User | 8 years ago

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hello guys i am here new ,,

espeon | 8 years ago

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Going back to the measurement, what is the inside dimension? From the face of one party wall to the other.

slopefarm | 8 years ago

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Sorry — I initially put this comment in the wrong thread.

Ok, this is not my area of law and don’t take this as legal advice, but I think you need o start with the metes and bounds in your deed. What does the deed say and how wide is your property under the deed? Is it 20′ or 19’3″?
Next, go back and look at the survey. What does it say? Go over it with the surveyor, if you have to. Are there any discrepancies with the metes and bounds? reports of any encroachments?
Now turn to your own measurements. Where is it out of whack with the survey? One side or both?
Before you start raising complex property and taxation issues based on just you and a tape measure, get on solid factual footing. Maybe pay the surveyor to come out and walk through with you your measurements and theirs. Worst case, pay for another survey by a different company. No one is going to trust your own measurements, and I would not act on them without backup that the RE world would consider reliable.

chemosphere | 8 years ago

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Just to play devil’s advocate here: One thing you might be able to do is reclaim a full 20 foot back yard. Can’t move a house but you can move a fence. So there’s that.
Also curious to what the Nyc tax map says, and what the Sanborn map says.

daveinbedstuy | 8 years ago

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There won’t be any issues. Encroachments and issues where actual homes don’t exactly “measure up” are not issues with mortgage companies or your ability to sell a house and pull permits for any sort of work. Title Insurance notes easements and encroachments. Stop worrying about these non-issues. And, you are not paying taxes on proprty you don’t own. And stop researching legal terms that, in reality, do not apply.

stuyheights | 8 years ago

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Good story

john.ward | 8 years ago

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Thanks for all the replies. My original question was not how to measure a wall, but how to go legally around the discrepancy of the survey and if I have to do anything legally. For starters, I’m currently paying tax of property that I don’t own. Also, I would like to know if this could be of a future problem if I were to sell or if my neighbor are selling their house. This is more thoughts then anything else and more me being precocious, hint the question. So no, it’s not a joke and the question is not how to measure a wall. I’ve since found the legal term, which is adverse possession, but things are way overdue and that is were the story ends.

yudashasom | 8 years ago

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The width of your property is not the same as the interior width. You have to take into consideration the party or independent wall.

Is this post a joke?

robyim1 | 8 years ago

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How do you figure the neighbor is intruding on your land? Their party wall is theirs and your is yours. If the builder in 1909 screwed you out of 9″ what are you going to do? Go after your neighbor? Lol

nyc_sport | 8 years ago

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The laws of adverse possession are inconsistent and have varied over the years, but 100 years of your building being what it is ends this story. Plus, you say you have a survey — what pray tell does it say?

chemosphere | 8 years ago

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Go on the roof and measure chimney to chimney.

daveinbedstuy | 8 years ago

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This is one of the craziest posts in quite some time. It’s 19′ 3″ so what? And I don’t even understand your second question. If it shows that on the survey, it’s a grandfathered encroachment. Nothing you can do about it.

GreenThinker | 8 years ago

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Perhaps the listing agent just rounded up to 20. But in reality it is what it is. But lets say one of your neighbors house is on your property, there’s nothing you can do. No ones gonna force them to demolish their house.

Putnamdenizen | 8 years ago

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What would your proposed remedy be? Or is this something you want to know one way or another for your peace of mind?

chemosphere | 8 years ago

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Can you post a picture of the front of the house that you measured? It can be confusing where a house begins and ends, especially with brick row houses.

john.ward | 8 years ago

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I’m not measuring the sidewalk. I’m measuring the bricks (from the most far left brick to the most far right brick) and as mentioned the neighbor’s house measures 20′ as it should according to the survey.
My question is not so much if I measured correctly, but more what one would do? – 9″ x 100′ is a good amount of sq/f. and as anyone who owns something, I like to know what I own.

GreenThinker | 8 years ago

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Survey isn’t wrong. You’re just measuring wrong. Measure the house not the sidewalk. Sidewalks are almost never correct to lot line.

Springs | 8 years ago

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Do you plan on changing the present use based on zoning regulations ? Otherwise, who cares if its off by 9″ ?

anotherposter | 8 years ago

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Where the sidewalk lines are probably isn’t the best indicator of lot lines.