When you’re buying a home, it’s easy to focus on the big things — price, layout, neighborhood, inspections, and financing. But one of the most overlooked steps in the entire process is also one of the most important: the land survey.
A recent experience with one of our buyers is the perfect example of how a simple survey can uncover major issues that would otherwise go unnoticed. This situation—not uncommon in West Michigan and other older communities—shows why every buyer should prioritize a survey, even when it’s not required.
A Real Scenario: The Garage That Was 3.5 Feet Over the Line
We recently worked with a buyer purchasing a home in the City of Ionia.
The home itself was built in the 1920s, but the garage was added in 2004 with a legitimate building permit. Everything looked normal at first glance.
However, when we ordered a professional survey, something unexpected came up:
👉 The driveway and garage were built 3.5 feet onto the neighbor’s property.
This wasn’t a small landscaping mistake — it was a structural encroachment, and the seller had no idea it existed.
How Did This Happen?
Here’s what many buyers don’t realize:
1. Not all cities required full surveys in the past
At the time the garage was built, the city didn’t require a traditional survey to confirm boundary lines. Instead:
- Neighbors simply agreed where they “believed” the lot line was.
- The builder proceeded based on that assumption.
This was common practice in older neighborhoods, especially those platted long before modern zoning standards.
2. Sellers often never receive a survey when they buy a home
Many buyers decline surveys during their purchase, especially if they are not required by the lender. As a result:
- Sellers don’t know where their actual property lines are.
- Encroachments like fences, sheds, garages, or driveways can go undetected for decades.
3. Encroachments don’t show up in online maps
Google Maps, GIS maps, and county online tools are helpful, but they do not show accurate legal boundaries. Only a certified survey does.
What Happens When a Survey Shows an Encroachment?
In this case — and most cases — the seller is responsible for resolving the issue before closing. Common solutions include:
✔ Buying the encroached land
The seller negotiates with the neighbor to purchase the 3.5-foot strip of property.
✔ Securing a recorded easement
The neighbor grants legal permission for the structure to remain where it is.
This easement is then recorded with the county so future owners are protected.
✔ Adjusting the purchase agreement timeline
Sometimes additional time is needed to negotiate and finalize the solution legally.
Without a survey, this buyer would have unknowingly purchased a home with a major legal issue — and inherited the responsibility for fixing it.
Why Every Buyer Should Order a Survey
Even if your lender doesn’t require it, we strongly recommend every buyer choose a survey. Here’s why:
1. Protects Your Property Rights
You deserve to know exactly what land you own — and what you don’t.
2. Prevents legal disputes with neighbors
Boundary disagreements can quickly become expensive, stressful, and time-consuming.
3. Confirms structures are where they legally belong
Garages, driveways, fences, sheds, additions — all must be on your property.
4. Helps future homeowners avoid costly surprises
The last thing you want is to discover after closing that you need to negotiate land or remove part of a structure.
5. Creates long-term peace of mind
A survey is a small investment that provides decades of clarity and protection.
How the Lucas Howard Group Helps You Navigate Issues Like This
When unexpected issues arise — like a garage built on someone else’s property — our team steps in to:
- Coordinate with the seller
- Communicate with neighbors
- Work with title companies and attorneys
- Negotiate solutions
- Protect your interests every step of the way
Our role is to make sure problems like this don’t fall on your shoulders and that you get clarity before you make one of the biggest investments of your life.
Ready to Buy? Make Sure You Have a Team That Protects You.
Buying a home is exciting — but it also comes with details that can impact your future.
If you want a team who catches issues before they become your problem, we’re here to guide you through every step of the process.
Contact the Lucas Howard Group today, and let’s make your next move a confident one.