How to get access to a landlocked parcel: the basics

You notice a landlocked parcel for sale, and you think, “Gee, that’s a nice parcel at an amazing price”.  But after reading the fine print you realize there’s no road to it, and it doesn’t have an easement.  The parcel is “landlocked”.  “How will I ever get access” you wonder?

This is an important question, because access is needed to build.  Here I describe the steps you can go through to obtain legal access.

You notice a parcel of land for sale and think, “Gee, that’s a nice property at an amazing price.” But after reading the fine print, you realize there’s no road to it, and it doesn’t have an easement.

The parcel is “landlocked”.

“How will I ever get access?” you wonder. This is a good question because you will need access to build.

Here, I describe the steps you can take to get legal access.

This is an “Intro 101” examination of the basics, not an advanced discussion. I describe the process in a super simple manner to those buyers who have no idea how to arrange access to a landlocked parcel. If you have more advanced questions, you will want to discuss those with a real estate attorney.

Key things to be aware of first

• A “landlocked” parcel does not have access to a road because it is surrounded by property owned by other people.
• The existence of a physical “road” that you can see with your eyeballs does not necessarily mean you have legal access.
• Your aim is to get an “easement for ingress and egress” (access to go in and out). Once you have an easement, you can cross over your neighbor’s private property to get to your property.
• An easement is the right to use the real property (real estate) of another for a specific purpose. The owner of the underlying land keeps the legal title.
• Easements “run with the land”. That means the easement stays in place when you sell your property. It also remains when your neighbor sells his property. Humans come and go. Land and easements stay where they are. So, any future owner of your land would also have access via the easement, and any future owner of your neighbor’s parcel would still have to provide access.

Step 1:  Verify that the parcel is truly landlocked

It does not make sense to go to the trouble of trying to create an easement if you already have access. So, the first step is verifying that the parcel in question is genuinely landlocked.

If the land is on an official paved or dirt road, you probably have legal access and do not need an easement. If the property is on an unofficial road or path, you may or may not need an easement. You cannot tell with your eyes whether the existing road is official. You also cannot tell by looking whether there is a legally recorded easement. The “road” could be unofficial and not an easement.

Order a title report to learn whether you already have access. When title companies decide whether to insure the title, they also consider whether to insure for “marketable access.” In my experience, “marketable access” corresponds to what I will call “legal access” about 99% of the time.

• If the title company says that they will insure the title and will also insure for access, you can be pretty sure you have legal access.
• If the title company says they will insure for the title but will not insure for access, you can usually assume you have no legal access, and your parcel is landlocked.

So, the easiest way to determine whether a property is landlocked is to order a title report.

When the title company agrees to insure for the title but declines to insure for access, a phrase like “The lack of right of access to and from the land” will appear in the exceptions section of the title report. When this phrase does not appear, the title company is basically saying they will insure for both title and access.

Step 2:  Gather information on the history of access

If the owner of a parcel for sale has already tried to get access from a neighbor and failed, you need to know this. Maybe the seller has been feuding with his neighbor over access for years. This scenario suggests that you, the future owner, may also find the neighbor challenging to work with.

On the other hand, the history might offer good news. Suppose the seller subdivided his 10 acres back in the day. He sold 5 acres next to the street to his best friend from high school and kept the 5 acres in the back for himself. He forgot to create an easement across his friend’s land to his land. That’s a different situation. Creating an easement in a case like this should be easy.

Understanding the history will help you, as a buyer, to understand the likelihood that your efforts to negotiate an easement will be successful.

About 90% of the time, you will discover no history. The seller has never attempted to arrange an easement. This is because people commonly buy land as an investment, not to build. They have no reason to visit the land, so they never tried to create access. They bought it “as is” and are selling it “as is.”

Ask about the seller’s history of trying to establish access. You never know when you might learn something helpful.

Step 3:  Consider who will create the easement and when

Will the city create the easement? No. The county? No. The transportation authority? No. The broker? No. The title company? No. The neighbor? No. The seller? Usually no.

So, who will create the easement?

You, the buyer, that’s who.

About 97% of the time, buyers of landlocked parcels must buy the land the way it is, close escrow, own it, and then start working to create an easement after closing.

About 2% of the time, the seller will entertain an offer with a contingency on the easement. This means the buyer can try to arrange the easement during their contingency period (part of the escrow period). If the buyer is unsuccessful, they can cancel escrow, get their deposit back, and walk away. If the buyer is successful, the buyer will close escrow. I say this happens 2% of the time because it is rare for sellers to entertain such a contingency. It can take months, a year, or more to go through all the steps to create an easement, and sellers typically want to close escrow in 21–45 days.

In unusual instances, like 1% of the time, the seller will agree to create the easement for the buyer before closing. Sellers may entertain this option when creating the easement is super-duper easy for them. An example of this situation is when the seller happens to own the adjacent parcel. He can easily create an easement across his own land. Another example is when the neighbor is a family member or close friend of the seller. A final example is when the seller has already negotiated access with the neighbor and only needs to put it in writing, get it signed, and record the easement with the county.

In my experience, buyers commonly want an easement before closing, and sellers seldom agree. It’s just wishful thinking on the part of buyers. Generally, buyers must buy the land and roll up their sleeves — in that order.

Sometimes, buyers who have not even submitted an offer on a parcel ask me for contact information for the neighbor. They think I can give them the neighbor’s phone number or email, and they can contact the neighbor and say, “Hey man, can I have an easement?” They hope the neighbor will say, “Yeah, sure, no problem,” and it will be easy.

Dear buyers, that rarely works.

First, I don’t have the neighbor’s phone number or email, and the seller does not have their contact information either. I can access title records, but those show only the neighbor’s name and mailing address, not their phone number or email.

Second, negotiating an easement takes more effort than a simple phone call. It can take months. So, a “hey man…” conversation is unlikely to be fruitful.

Third, you don’t own the parcel yet and are not even in escrow. So you don’t have the authority to negotiate an easement.

Fourth, more than one buyer will generally have this same idea, and it’s not good for many buyers to call the same neighbor.

So, buyers, please put this idea out of your mind. Landlocked parcels are being offered at a low price precisely because they are landlocked. If it were simple and easy to create an easement, the seller would have done it already. Further, he would have priced that $20,000 parcel you are eyeing at $200,000.

You must buy the land “as is” and work through the steps in this blog post to seek an easement after closing. Or don’t buy it. That’s the other option.

Step 4:  Figure out where you want the easement

To seek an easement from the neighbor(s), you must figure out which parcel(s) you wish to cross. Get a map that shows your property and the neighbors. This map might be a plat map or an aerial map.

Say neighbors B, C, and D surround your land. If you cross B, you will reach the road. Alternatively, if you cross C, you must also cross D, and then you will reach the road. In the first case, you will need one easement. In the second case, you will need two easements. So, figure out which direction makes the most sense.

Also, assess where you want the easement on the neighbor’s parcel(s). For example, is there a well-worn dirt path you will try to follow? Do you want to travel along the boundary of a property? Is your desired easement straight or curved? How wide will it be? Ask the city/county what width they require to grant a building permit. That will dictate the easement width you will try to arrange.

Step 5:  Get contact information for the neighbor(s)

You will need the neighbor’s name and contact information. Their mailing address might differ from the address of the adjacent property you want to cross.

Vacant land sellers rarely have contact information for their neighbors. Remember, they’re selling land, not a house, so they don’t live there. But your Realtor can look up the neighbor’s contact information in title records. In California and some parts of Oregon, agents have access to title records in Realist through the MLS. To do this, you must give the Realtor the address or assessor’s parcel number (APN) for the neighbor’s parcel(s) you want to cross.

You can use the official plat map (not a Google map) to figure out the surrounding APNs. For example, if you are purchasing APN 1234–567–89, the plat map will have an 89 in a circle corresponding to the parcel you want to buy. If you plan to seek an easement across a lot with a 90 in a circle, the APN for that parcel will be 1234–567–90. Give your Realtor that APN. Then, she can look up the name and mailing address of the owner of that parcel.

Another way to find the neighbor’s contact information is to use a geographic information system (GIS). GIS systems are available free online. To find a GIS system for your area, Google “GIS <city name>” if the parcel is in the city. Or Google “GIS <county name>” if the land is in the county. Enter the neighbor’s APN into the GIS and see if their contact information pops up. Note that not all GIS systems have contact information for property owners — some do, and some don’t. Also, if there is contact information, it will be limited to names and addresses. There will be no phone number or email.

Armed with the neighbor’s name, you might be able to find the neighbor’s phone number and email just by using Google. This works best if the name is distinctive. Try it.

If that doesn’t work, skip-trace the neighbor. You can find skip-tracing services online.

Step 6:  Ask the neighbor(s) for an easement

Now that you have the neighbor’s contact information, the next step is to contact them. You can send the neighbor a letter, call, email, or try going in person. Or, if you prefer, you can have your attorney do any of these things.

Explain to the neighbor that you are seeking an easement. Be prepared to explain to them what an easement is. Reassure the neighbor that they will still own the land under the easement. You just want to cross it. Let them know that the easement “runs with the land.” So, it remains in perpetuity and does not disappear if you sell or your neighbor sells. Describe where you want the easement to go. State how wide it will be. Discuss who will improve and maintain the easement.

If the neighbor objects, offer to pay them for it. How much should you offer? It depends on the value of the land…$500, $5000, $50,000. I don’t know. It’s negotiable.

When considering what you are willing to pay for an easement, factor these things into your thought process:

• An easement will significantly improve the value of your land. This is because parcels with legal access sell for much more than those without access. Easements improve land value by 10–1000%. Ask your Realtor to estimate how much an easement might increase the value of your specific parcel.
• The alternative to paying the neighbor for the easement is going to court to resolve the conflict. Attorney fees are expensive, $200-$500/hour. Compared to paying attorney fees, paying the neighbor for the easement might feel like a bargain.
• By burdening your neighbor’s parcel with an easement, you might be reducing the value of their parcel. It’s only fair to pay him enough to compensate him for any loss in value that he might incur.

If the neighbor agrees to offer an easement, go to step 7 and consider skipping step 8. If the neighbor declines to provide an easement, go to step 8.

Step 7:  Hire a surveyor

Easements should be recorded with the county. To record an easement, you and the neighbor must sign an agreement. That agreement must specify the precise location of the easement.

The description of the location of the easement cannot be casual like “along the existing path on the west side of John’s land at 1234 Main St”. A proper legal description is often complicated and looks more like this:

An easement and right of way for a road, sewer, water, gas, power, and telephone lines and appurtenances thereto under, along, and across a 60.00 foot strip of land lying within Section 10 and 11 all in Township 9 South, Range 2 West, San Bernardino Meridian, in the County of San Diego. State of California, according to United States Government Survey, the centerline of said 60.00 foot strip being described as follows: Beginning at the Northwest corner of the Northeast Quarter of said Section 11; thence along the Northerly line of said Northeast Quarter, South 86° 05’ 24” East 577.98 feet to the True Point of Beginning; leaving said Northerly line, South 5° 37’ 14” East 310.00 feet; thence South 04° 36’32’ East 164.03 feet to the beginning of a tangent 300.00 foot radius curve, concave Westerly; thence Southerly along the arc of said curve, through a central angle of 27° 07’ 51” a distance of 142.06 feet thence South 22° 31‘19” West 133.34 feet to the beginning of a tangent 100.00 foot radius curve, concave Northwesterly; thence Southwesterly along the arc of said curve through a central angle of 60° 02’ 43” a distance of 104.80 feet thence South 82° 34’ 02” West 174.36 feet to the beginning of a tangent 400.00 foot radius curve concave Southerly; thence Westerly along the arc of said curve, through a central angle of 13° 33’ 30” a distance of 94.66 feet; thence South 69° 00’ 32” West 115.77 feet to an intersection with the Westerly line of the Northeast Quarter of Section 11, Township 9 South, Range 2 West, distant thereon South 05°54’22” East 926.55 feet from the Northwest corner of the Northeast Quarter of said Section 11; thence along the Westerly line of said Northeast Quarter, South 05° 54’ 22” East 397.68 feet to the Southeast corner of the Northeast Quarter of the Northwest Quarter of said Section 11 South 05° 22’ 54” East 13.10 feet; thence South 30° 35’ 51” West 281.12 feet to the beginning of a tangent 180.00 foot radius curve, concave Easterly; thence Southerly along the arc of said curve, through a central angle of 29° 17’ 17” a distance of 92.01 feet thence South 01° 18’ 34” West 264.21 feet; thence North 88°41’26” West 30.00 feet; thence South 13°19’28” West 66.15 feet of the beginning of a tangent 100.00 foot radius curve, concave Northwesterly; thence Southwesterly along the arc of said curve, through a central angle of 70°31’28” a distance of 123.09 feet; thence South 83°50’56” West 43.41 feet to the beginning of a tangent 200.00 foot radius curve, concave Northeasterly, thence Northwesterly along the arc of said curve, through a central angle of 47° 02’ 06” a distance of 164.18 feet thence North 49° 06’ 58” West 117.28 feet to the beginning of a tangent 50.00 foot radius curve, concave Southerly thence Westerly along the arc of said curve, through a central angle of 77° 08’ 23” a distance of 67.32 feet; thence South 53° 44’39” West 59.15 feet to the beginning of a tangent 150.00 foot radius curve, concave Southeasterly; thence Southwesterly along the arc of said curve, through a central angle of 28°58’14” a distance of 75.85 feet; thence South 24° 46’ 25” West 609.78 feet to an intersection with the Southerly line of the Northwest Quarter of said Section 11; thence along said Southerly line, North 87° 41‘ 25” West 61.94 feet to the Southeast corner of the Southwest Quarter of the Northwest Quarter of said Section 11; thence along the Southerly line of said Southwest Quarter of the Northwest Quarter, North 87° 41’ 25” West 193.45 feet to the beginning of a tangent 50.00 foot radius curve, concave Southeasterly, thence Southwesterly along the arc of said curve, through a central angle of 57° 08’ l0” a distance of 49.86 feet; thence South 35° 10’ 25” West 169.73 feet to the beginning of a tangent 100.00 foot radius curve, concave Northwesterly; thence Southwesterly along the arc of said curve, through a central angle of 36° 19’ 10” a distance of 98.30 feet thence North 88° 30’ 25” West 31.23 feet to the beginning of a tangent 150.00 foot radius curve, concave Northeasterly; thence Northwesterly along the arc of said curve, through a central angle of 42°51 ‘10” a distance of 112.19 feet; thence North 45° 39’ l5” West 138.04 feet to the beginning of a tangent 189.53 foot radius curve, concave Northeasterly; thence Northwesterly along the arc of said curve, through a central angle of 29° 27’ 20” a distance of 97.44 feet to an intersection with the Southerly line of the Southwest Quarter of the Northwest Quarter of said Section 11; thence North 16° 11‘ 55” West 482.67 feet to the beginning of a tangent 500.00 foot radius curve, concave Southwesterly; thence Northwesterly along the arc of said curve, through a central angle of 12° 50’ 50” a distance of 112.11 feet; thence North 29°02’45” West 376.18 feet to the beginning of a tangent 300.00 foot radius curve, concave Southwesterly; thence Northwesterly along the arc of said curve, through a central angle of 22° 07’ 00” a distance of 115.80 feet; thence North 51° 09’ 45” West 168.16 feet to an intersection with the Westerly line of said Section 11 distant thereon South 03° 25’ 35” East 194.19 feet from the Southwest corner of the Northwest Quarter of the Northwest Quarter of said Section 11; thence continuing along the last described course North 51° 09’ 45” West 122.20 feet; thence North 14° 09’ 45” West to an intersection with the Southerly line of the Northeast Quarter of the Northeast Quarter of Section 10, Township 9 South, Range 2 West.

As you can see, it’s complicated. Do not try this home!

Hire a surveyor to write a proper legal description of the location of the easement. The surveyor will also prepare documents for you and your neighbor to sign. After you sign, go to the county and record the easement.

Step 8:  Hire an attorney

If the neighbor refuses to allow an easement, hire an attorney. You might also consider hiring an attorney long before this stage to help you with steps 1–7.

Choose an attorney who specializes in real estate. To find one, Google the American Bar Association for the county where the land is located. Call and ask for a referral to a local real estate attorney.

Your attorney will help you negotiate with the neighbor. They can also draft your agreement with the neighbor about who is responsible for the maintenance and improvement of the easement.

If the neighbor is uncooperative, your lawyer can advise you on whether the specific circumstances of your situation mean that you have a legal right to an easement. Then, your attorney can make this case in court if necessary.

Alternative approaches

You might be wondering if there are things you can do to address the lack of access without seeking an easement and without the expense of hiring an attorney. Here are some possibilities:

• Offer to buy the neighbor’s property outright. Once you own it, you will have control and can create an easement on your land!
• Offer to buy part of the neighbor’s property, enough to get you to a road. This would require subdividing the parcel or a lot-line adjustment. Sometimes the city/county will allow this, and sometimes they won’t. Before suggesting this to the neighbor, check with the city or county planning office to see if it’s allowed.
• Ask the neighbor’s family member to convince the neighbor to give you an easement. This has worked for me.
• If you’re not vibing with the neighbor for personality reasons, ask your spouse, significant other, family member, friend, or attorney to negotiate. They may have better luck.
• Offer something of value to the neighbor. Examples include a) more money than you initially offered, b) “first right of refusal” so that he can be first in line if you ever sell your land in the future, c) a gate/road that you will install at your expense, d) fencing between your properties that you will install at your expense or e) that chain saw he keeps borrowing, etc. You get the idea. This is the “carrot” approach.
• Explain your next steps to the neighbor if he declines the easement. For example, you will hire an attorney, so he will have to hire one. This will cost him money, and there will be a long, drawn-out court fight, etc. This is the “stick” approach and is not recommended unless you’re ready to burn all other bridges.
• Offer to pay for a professional mediator to assist both parties in negotiating the easement.
• Offer to sell your property to the neighbor. This will not achieve your goal of getting an easement, but it will get you out of the situation.
• Wait for the neighbor to sell their property or pass it on to their heirs. Statistically, houses turn over every seven years on average. The next owner might be more accommodating.
• Wait for the neighbor to put their property on the market for sale. List your land at the same time with the same Realtor. Buyers won’t be too concerned about your lack of access if they purchase both properties. This is because they will own the neighboring property.
• Ask the neighbor for “personal permission” to cross. This is different from an “easement”. It applies only to you (and your family, guests, etc.) and does not “run with the land.” This means that the permission will disappear when you transfer the property or the neighbor transfers his property. It will not allow you to build or increase your property’s value when you sell it. But it will enable you to put your feet on your land for now.
• Sell your land on the open market in its current landlocked state for whatever price you can get. Be sure to disclose the lack of access to the next buyer. This disclosure is a legal requirement.
• Try arranging an easement in a different direction across another neighbor’s property.

Conclusion

Buyers purchase landlocked parcels every day. It is very common because parcels that lack access are offered at a bargain price. By studying this basic outline of the steps needed to create an easement, buyers unfamiliar with the process can assess whether buying a landlocked parcel makes sense.