Beyond the Fence Line: Why Surveys and Plat Maps are the Most Important Documents for Utah Homeowners

by Lori Collins

You’ve signed the papers, moved the boxes, and finally hold the keys to your Utah dream home. You look out into the backyard and see a fence. Naturally, you assume that fence marks exactly where your kingdom ends and your neighbor’s begins.

But in the world of real estate, assumptions are dangerous.

As Lori Collins, Associate Broker and Utah Realtor®, points out in her recent guide, "assuming you know can lead to big headaches." Whether you are a first-time homebuyer or a long-time resident, understanding the difference between a Property Survey and a Plat Map is the key to protecting your investment and your peace of mind.

The Blueprint of Your Land: What is a Property Survey?

Most homeowners are familiar with an inspection report or an appraisal, but the Property Survey is the unsung hero of the closing table. A survey is a legal document created by a licensed professional surveyor who physically visits the property to precisely define its boundaries.

Think of it as your property’s official blueprint on the ground. It doesn't just show a general shape; it provides:

Precise Dimensions: The exact footage of every side of your lot.
Structural Locations: The specific placement of your home, garage, and any outbuildings.
Easements: These are legal rights granted to others—usually utility companies—to use a portion of your land. Knowing where these are is critical before you start any landscaping or digging.
Encroachments: This is where the drama happens. A survey reveals if your neighbor’s shed is three feet onto your lawn, or if your new driveway is actually pouring onto city property.

In Utah, where the terrain can range from steep mountain slopes to flat valley floors, these physical markers are the only way to truly know what you own.

The Big Picture: Understanding Plat Maps

While a survey is specific to your individual lot, a Plat Map provides the context of the neighborhood. If you live in a subdivision—especially the newer developments appearing across the Wasatch Front—your home is part of a larger "plat."

A Plat Map is a detailed drawing showing how a large tract of land was divided into individual lots. These maps are officially recorded with the county and show:

Individual lot boundaries within the subdivision.
Access roads and public streets.
Common areas like parks, trails, or open spaces managed by an HOA.
Flood zones or specific geographical markers.

While a plat map is excellent for understanding how your home fits into the community, it isn't a substitute for a survey when you are planning to build a fence or resolve a dispute.

To find your home's official plat map, you will need to go to the specific County Recorder’s office where your property is located. Most Utah counties offer these maps for free or a small fee through their own GIS (Geographic Information System) portals.

Where to find Plat Maps in Utah by County:

Utah County: Use the Utah County Parcel Map. You can search by address or serial number to see boundaries and dimensions.
Salt Lake County: Use the Salt Lake County Assessor Parcel Viewer.
Weber County: Visit the Weber County Recorder/Surveyor site for dedicated plat map and dedication plat searches.
Cache County: Use the Cache County Parcel Viewer.

While UtahRealEstate.com is an excellent tool for seeing active listings and basic property facts, it does not provide official plat maps. Because plat maps are legal government documents, they are maintained at the county level rather than on private real estate marketing sites.

However, you can use the information from UtahRealEstate.com to find exactly what you need on government portals.

How to use UtahRealEstate.com to find your Plat Map

Find the Parcel ID (Serial Number): Look at the "Property Information" or "Tax Information" section of a listing on UtahRealEstate.com. Copy the Parcel ID or Tax ID.
Identify the County: Note which Utah county the property is in (e.g., Utah County, Salt Lake County).
Visit the County Recorder's Site: Use the Parcel ID to search the official county database.

Understanding the Visuals

When you find a plat map, it can be confusing to read at first. It will look like a technical drawing of your entire block.

Lot Number: The large number in the middle of your property square.
Dimensions: The smaller numbers along the lines (e.g., 100.00') showing length.
P.U.E: Stands for "Public Utility Easement"—this is where you cannot build permanent structures.

Why Utahns Need to Be "Boundary Conscious"

Utah is currently one of the fastest-growing states in the nation. With that growth comes rapid residential development.

1. The "Fence Fallacy"

In older neighborhoods in Provo, Salt Lake, or Ogden, fences have often been standing for decades. However, a fence is rarely a legal boundary marker. Over time, fences shift, or they were built "roughly" where the previous owners thought the line was. Relying on an old fence to guide a new renovation is a recipe for a legal dispute.

2. Managing New Construction

With the boom in new builds, mistakes happen. Sometimes a builder might inadvertently place a structure too close to a setback line. A survey ensures that your new home complies with local zoning laws, preventing "stop-work orders" or expensive modifications after the fact.

3. Protecting Your "Quiet Enjoyment"

Real estate law often centers on the right to "quiet enjoyment" of your land. Nothing ruins that faster than a neighborly feud over a shared driveway or a row of trees. Having a modern survey on hand allows you to settle these issues with facts rather than feelings.

When Should You Request a New Survey?

I suggest a few "trigger events" where a survey becomes a necessity:

Purchasing a Property: As a buyer, always ask for the existing survey. If it’s more than 10 years old, or if the property has had significant work done, consider getting a new one.
Major Improvements: If you are adding a swimming pool, a detached garage, or a mother-in-law apartment, your city will likely require a survey to approve your permits.
Boundary Disputes: If a neighbor claims your garden is on their land, a licensed surveyor is the only professional who can provide the legal proof needed to end the argument.

Advice for Sellers: Clarity Creates Value

If you are looking to sell your Utah home, having a recent survey and a copy of your plat map ready for prospective buyers is a massive advantage. It provides transparency, instills confidence, and shows that you have done your due diligence. It removes one more "what if" from the buyer's mind, potentially leading to a smoother, faster closing.

Final Thoughts: Know Your Property, Know Your Rights

Property ownership is likely the largest investment you will ever make. Don't leave the boundaries of that investment up to guesswork. By understanding surveys and plat maps, you are taking a proactive step in protecting your legal rights.

: "Knowing your boundaries, literally, is a fundamental part of home ownership."

For more expert advice on navigating the Utah real estate market, or to view Lori’s extensive library of resources for buyers and sellers, visit LoriCollins.com today.

Property boundaries using Utah land records

This video explains how to navigate official Utah land records and the Geographic Information Database to find parcel boundaries and tax information beyond what is available on standard real estate sites.