Land Divisions and property line adjustments

Land divisions and property line adjustments are regulated land changes that require a certified survey. The survey defines the proposed boundaries for municipal review but does not create new parcels by itself. After approval, the documentation is filed per local and county requirements.

Land Division Survey

What This Is

A land division proposes splitting one existing parcel into two or more parcels. The survey supports the division but does not create new parcels by itself. New parcels are created only after local approval and recording.

When This Is Needed

  • Selling off part of a property

  • Creating a buildable lot

  • Dividing acreage for future use

  • Development or redevelopment projects

What the Survey Does

  • Retraces the boundary of the parent parcel

  • Shows the proposed new parcel configuration

  • Prepares certified survey drawings for review

  • Provides new legal descriptions

  • Sets new parcel corner monuments as required

What the Survey Does Not Do

  • Grant municipal approval

  • Create legal parcels on its own

  • Replace zoning or land use review

Approval Process

  • Survey is submitted with the land division application

  • Reviewed by the township or county

  • Approved divisions are recorded with the county

Timing

  • Field and research: 2 to 4 weeks

  • Drafting and review: about 1 week

  • Review timing depends on the municipality 

Access and Easements

Land divisions must meet access requirements set by local ordinances.
Not all proposed parcels automatically qualify for frontage or access.

When Easements May Be Required

  • Rear or landlocked parcels

  • Shared driveways

  • Private roads

  • Limited road frontage

How This Affects the Survey

  • Access layout may affect parcel configuration

  • Easement locations must be shown on the survey

  • Legal descriptions may be required for access easements

  • Easements are reviewed as part of the division

Important Limits

  • Surveying does not grant access rights

  • Easements require owner agreement

  • Municipal approval is still required

Property Line Adjustments

What This Is

A property line adjustment changes the location of a shared boundary between existing parcels. No new parcels are created. The total number of parcels stays the same.

When This Is Needed

  • Correcting a boundary conflict

  • Resolving an encroachment

  • Adjusting a line by agreement between owners

  • Aligning a boundary with existing use or improvements

What the Survey Does

  • Retraces the boundaries of the affected parcels

  • Reviews deeds, plats, and prior surveys

  • Shows the proposed adjusted boundary line

  • Prepares revised legal descriptions

  • Prepares a certified survey drawing for review

  • Sets monuments as required

What the Survey Does Not Do

  • Create additional parcels

  • Approve the adjustment

  • Change zoning or setback rules

Approval Process

  • Survey is submitted with the property line adjustment request

  • Reviewed by the local municipality

  • Approved documents are filed per local and county requirements

Timing

  • Field and research: 1 to 2 weeks

  • Drafting and review: about 1 week

  • Review timing depends on the municipality

Common Requirements

Land divisions and property line adjustments follow similar survey and review steps.

Survey Requirements

Both typically include:

  • Full boundary research

  • Field recovery of existing monuments

  • Boundary retracement by a licensed surveyor

  • Certified survey drawing

  • Legal description preparation

  • Monumentation as required

Review and Approval

  • Surveys support the application

  • Local municipal approval is required

  • Approval is separate from the survey work

  • Filing follows local and county procedures

Important Notes

  • A survey alone does not change parcel status

  • Zoning and land use rules still apply

  • Review timelines vary by municipality

Fees and Timing

  • Fees depend on parcel size, number of parcels, and complexity

  • Research quality affects scope

  • Weather and access affect scheduling

Land Division vs Property Line Adjustment

These are not the same process.

Land Division

  • Creates new parcels

  • Increases the total parcel count

  • Requires access compliance

  • Often reviewed more closely

  • Common for sales and development

Property Line Adjustment

  • Does not create new parcels

  • Parcel count stays the same

  • Used to shift or correct boundaries

  • Often simpler than a division

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