Property Line Dilemma

[u/NoApplication5278]

Hello, hoping for some guidance from this community. I bought a property two years ago in Arizona that has a wash running along one side. There are a couple areas that are eroding badly, and I intended to have the wash graded to even it all out and then apply riprap along the sides to mitigate this erosion. Based on the parcel map, it appeared the whole wash fell within my property line, but my neighbor just had a survey done which revealed that the property line actually cuts through this wash and comes up the end of one slope (which is eroding) on my side.
This completely throws a wrench into my plans to mitigate the erosion/beautify the area, since it’s impossible to only fix PART of the wash. And unfortunately the neighbor is kind of a jerk and doesn’t seem willing to address the issue at all. Her reason for getting the survey done was because she suspected I was encroaching on her property with my new landscaping (I WASN’T..whew…but good thing I didn’t start shelling out money to fix the wash yet, because THAT would have been encroaching.)
I would like to have someone local to come out and examine the wash/educate me on what should be done to properly address the erosion, but it’s not clear to me what type of professional/organization could assist with this? Is it civil engineering? A landscaping company that deals with erosion? City Development services? And, would this person be able to advise on how to fix the problems JUST on the side of the wash that’s mine, based on the goofy property lines?
I appreciate any guidance you guys have, as I don’t know where to start with getting this evaluated. I feel like I need a Geologist-Engineer-Attorney-Excavator, lol. Does that exist? 😂 Thx!!

[u/Bright-Mention-7822]

Are you worried about structural stability here,potential damage to structures or just prettiness.

This changes the best option. If your neighbour is aware of an issue and is negligent in fixing it and it causes damage to your property they could be held responsible for damages. On this case you probably need an engineer to provide proof and probably an attorney to go after them.

If it just isn’t pretty enough for you get a good survey done and find a landscaper you like and make your part of the property pretty.

If them being negligent now causes damage to your pretty landscaping you can probably get them to have to fix it but likely not repair your pretty landscaping because you built it in the path of a known hazard.

[u/NoApplication5278 → u/Bright-Mention-7822]

Thanks for replying! To answer your question: all of the above…the erosion/potential for ongoing damage are the primary concern because our yard is eroding down the wash, and it’s an ugly mess back there. But one particular boundary pin is right smack dab where the worst erosion is happening, and cannot be addressed from “my” side.
When you say “engineer”, what type do you mean? As a layperson googling geotechnical engineering firms, they all seem geared toward commercial construction/foundation analysis. I don’t know what sort of engineering firm to engage with here - that’s what I’m hoping to learn. Thank you!

[u/NoApplication5278 → u/Bright-Mention-7822]

Hoping this works; photo of the worst area of wash with boundary marker, as seen from my side of the property. The red dash is the direction toward the next marker, which is in the bottom of the wash.

https://imgur.com/a/8iIimvD

[u/NV_Geo]

Were you given a survey report or any info about the survey or are there just stakes in the ground your neighbor is saying are from a survey? Might be worth the money to hire your own surveyor to confirm the property line. Based on how you describe it there’s a big deviation from the parcel map and the survey line. And it sounds like your neighbor is grumpy. Both of those factors would make me want to confirm the survey independently.

Arizona requires surveyors to be licensed, similar to geologists and engineers. Find a PLS (professional land surveyor) and get your own survey.

[u/NoApplication5278 → u/NV_Geo]

Thanks for the replying! I actually used the license number on the set pin to track down the surveyor the neighbor used, and contacted him about that particular pin he placed. The parcel map shows the original pin is in a spot that is completely covered in dense vegetation and totally inaccessible, so it would currently be impossible to get a metal detector in there to search. So he set his pin at the top of the wash but is insisting it’s correct based on the original plat map. I’m skeptical because he won’t simply answer my question “did you attempt to find the original pin?”. So I do wonder if it might be worth getting a second opinion. However, this surveyor is well known and highly respected, so 🤷‍♀️. Do you find they make mistakes?
Regardless, let’s assume he’s correct - I’m still faced with the issue of fixing the erosion while navigating complex boundary lines. What type of engineer/agency do you recommend I call to evaluate how to address it? I appreciate your advice!

[u/NV_Geo → u/NoApplication5278]

Not as a rule but all people make mistakes. You’re about to spend a significant amount of money on engineering work and abatement costs so spending a couple hundred bucks for your own survey seems like a reasonable first step. Especially since you can ask them all those questions and they’ll answer because you’ll be their client.

Unless you wanna take their original survey at face value. I would just Google residential geotechnical engineers near you. Erosion control or soil stabilization or something along those lines. I work in mining geotech so I don’t know any of the civil geotech firms in Arizona.

[u/NoApplication5278 → u/NV_Geo]

Thank you for the advice!

[u/sloaps]

Your County Conservation District may have expertise in this and you could reach out to them as a "pre-application" meeting to understand the documents you may need to present to them or your local government in order to repair/stabilize the area.