If you’re looking to modify property boundaries without creating new lots, a Lot Line Adjustment (LLA) is the tool you need. These adjustments require careful navigation of zoning regulations, surveying requirements, and local agency approvals.
We assist property owners, developers, and real estate professionals with Lot Line Adjustments throughout Los Angeles, including in Malibu, Santa Monica, Long Beach, Pasadena, and surrounding areas. Our team handles everything from initial feasibility to final recordation, ensuring your adjustment is legally compliant and efficiently processed.
While purchasing land is always a wise investment, it doesn’t come without complications.
Your local city is responsible for dividing land into various parcels. Ideally, the lands should be divided uniformly and in roughly similar shapes, but in many instances, they’re wildly different, with some borders that don’t make any “sense.”
However, because the boundaries were drawn and codified by law several decades ago, altering them is a rather tricky business.
A lot line adjustment, also called a property line adjustment, allows property owners to alter the legal boundaries of existing land parcels. These adjustments serve several purposes, including:
It’s worth noting that, while it’s possible to combine parcels into one, you can’t adjust lot boundaries to make more parcels than you started with.
That means you can redraw boundary shapes or even dissolve them for merging, but you can’t make more boundary lines to divide a parcel. Two parcels can be made into one, but two lots can’t be made into three.
If this is your intention, instead of a lot-line adjustment, you’ll need a platting or subdivision permit to divide your land (also called a parcel split).
In real estate, lot lines and property lines are essentially the same and are used interchangeably. However, there are instances in which the two words may be used in different contexts.
A property line generally refers to the division between one unit of land and another. It defines the point at which your property ends and your neighbor’s starts. Crucially, it encompasses all boundaries of your property.
Lot lines, however, can refer to specific portions of the boundary in a given parcel of land. It can mean the front lot line, the border separating the land property from the street. In square lots, it could also refer to the rear lot line, the border opposite the front lot line.
In short, a lot line is a specific type of property line that is mostly used in the context of land parcels.
A boundary line adjustment is considered an administrative action. For you, as the landowner, this means that any changes you want to make will have to go through government agencies, such as your local zoning board.
To avoid legal issues, check with your region’s planning or zoning department to learn the requirements, policies, and application process for lot line adjustments. Different states or counties may also have varying guidelines.
After consulting your local planning department, you may begin preparing the necessary documents for your application. Here’s a breakdown of the steps you need to go through:
In some states, the law requires landowners to be represented by a state-licensed land surveyor or a registered civil engineer when applying for lot line adjustments. They must submit an updated survey and plat map illustrating the parcel and the proposed changes in its boundaries.
The application form for lot line adjustment requests typically contains your and your neighbor’s reasons for reshaping your properties. The form must have the signature of all the concerned parties, including other necessary documents and fees.
Local authorities will review your application. This ensures your proposed changes to your parcel’s boundary lines comply with zoning and land use regulations. Depending on complexity, this step could take several weeks to several months.
Lot line adjustments don’t always require public hearings. Upon approval, the proposed changes will be submitted and recorded by the county recorder’s office, finalizing the process. This means that your property boundaries are now adjusted and codified in law.
In some states, your neighbors and other concerned parties may also be notified of the legal changes in your parcel.
It’s worth noting that simply submitting an application or getting approval from your local planning department doesn’t automatically mean your lot lines have changed.
A lot line adjustment involves conveying a portion of your property to another and vice versa. And for legal purposes, your new deed, describing the changes in your (and your neighbor’s) parcels, must be codified before they’re legally reconfigured.
The proposed changes will only take effect upon recordation of the updated survey and plat, which may take several weeks.
Before submitting your application, it’s also best to ensure your line adjustments comply with your area’s zoning ordinances. Your proposed parcel configurations must meet setback requirements, lot size dimensions, and the minimum road frontage.
Violating zoning laws could result in a range of legal consequences. In most states, breaking zoning laws can incur monetary fines of a few hundred to several thousand dollars. Serious breaches could also lead to legal actions.
Moreover, based on the change in size of your parcel after the adjustment, you may notice an increase or decrease in your property taxes. Your tax should reflect the updated acreage of your land.
Lot line adjustments typically require an agreement between the adjacent parcels affected by the boundary changes.
That means all concerned property owners must agree to the proposed alterations in your updated deeds. Your application must include their signatures, alongside their respective agents and representatives.
In some states, an owner acknowledgement form, outlining legal agreement and compliance, is required. A draft conveyance deed is also needed to finalize the shifting of property portions between the owners.
Because mutual approval is demanded by law, ongoing boundary disputes between landowners must first be resolved to reach an agreement.
Depending on the issue’s intricacy, you may hire a licensed surveyor to assess historical documents and physical markers to resolve the dispute. A licensed surveyor’s report may be used as evidence in court.
The cost of a lot line adjustment significantly varies from county to county. The complexity of the parcel adjustment can also affect the overall expenses.
Some of the fees may include:
From application to recordation of your updated deed, you can expect to pay between several hundred and several thousand dollars.
A lot-line adjustment is useful for property owners with odd or problematic boundaries. And as the landscape of property development continues to change, knowing your options as an owner is always smart.
But it’s no secret that land developments almost always demand careful planning and adherence to stringent guidelines outlined by law. If you’re a first-time landowner, it’s easy to get overwhelmed.
At Pattern, our team of seasoned land use consultants provides invaluable insights and services to ensure your projects go as smoothly as planned. With over a decade of expertise in planning, development, regulations, and permitting, we take pride in making your goals a reality.
Get in touch with Pattern today!
We bring extensive industry knowledge and a strategic approach to every project. Our team combines years of experience with up-to-date expertise on regulations and best practices in land use, development, and permitting.
We are passionate about our projects and take great pride in realizing goals into reality.
We understand that each project is unique. That's why we offer customized solutions designed to meet your specific needs.
We've built strong relationships with local officials and agencies, which can be invaluable in expediting the permit process.
Our systematic approach ensures a smooth, efficient process, reducing delays and keeping your project on schedule.
Our team of seasoned professionals has the knowledge and experience to navigate the complex regulatory environment.
Our projects include single-family and multi-family development, retail/restaurants, warehouses, and subdivisions.
