Property Line Fences and Retaining Walls: Know Your Rights

 Property Line Fence – Who Owns It?

If the fence is directly on the property line, it is typically considered a shared fence, meaning both you and your neighbor jointly own it. However:

• If  they're  paying  to  replace  it  entirely, and 

• They’re  the  ones  initiating  the  work,

Then you may have no ownership stake in the new fence, unless there’s a written agreement that says otherwise.

Ownership could shift based on who maintains or pays for it—especially if it ends up built fully on one side of the property line.

 Retaining Wall & Raised Grade – Who's Responsible?

Here’s the big kicker:

• If your neighbor  is raising the grade on their side by 3 feet, they are responsible for installing and maintaining the retaining wall.

• A retaining wall is not  a  shared  structure. It serves  one  party’s  interest—in  this case, your neighbor’s altered elevation.

They cannot build that wall on your property without a written agreement or an easement.

 A Few Things to Watch For

1. Drainage  –  Raising the grade could cause water to run onto your property. Texas law prohibits a landowner from diverting surface water in a way that damages neighboring property. 

2. Survey  – You may want a licensed surveyor to confirm the exact  property  line  before construction starts. 

3. Agreement  in  Writing  –  If  you're  okay  with  them  replacing  the  fence,  get  the  terms  in writing:

   • Will  the  fence  still  be  jointly  owned? 

   • Will  they  maintain it? 

   • Is it shifting onto their side of the property? 

   • What happens in the future if the fence needs repair?

 In Summary:

• The retaining wall is 100% your neighbor’s  responsibility. 

• The fence could be jointly owned or fully owned by them,  depending on whether it's on the line or set back and who pays/maintains it. 

• Ownership isn’t just about who pays—it’s about location  and use,  so  clarity  in writing is key.

 Fence on the Property Line – Texas Law

In Texas, if a fence is built directly on the property line, it is typically considered a boundary fence. That means:

• Both  neighbors  have  equal  ownership  and  responsibility  unless  otherwise  agreed in writing. 

• If  your  neighbor  wants  to  replace  it,  even  at  their  expense,  and  it's  still  on  the  line, they technically need your consent, since you jointly own the fence.

But if they:

• Move the fence slightly onto their own property, and 

• Pay  for  it entirely, then they typically own it exclusively.

Important Note: Texas law does not require neighbors to share in the cost of a fence unless it's agreed upon. So if you don’t want to pay, you don’t have to—but that may affect whether you "own" any part of the new fence.

Retaining Wall – Texas Property Rights

In Texas, if a property owner changes the natural grade of their land, like building it up 3 feet, they are fully responsible for:

• Installing  and  maintaining  any  retaining  wall  required  to  support  that  elevation change.

• Ensuring  no  damage  occurs  to  the  neighboring  property  (including  structural pressure or water runoff).

Under the “common enemy doctrine” (modified in Texas), landowners have a duty not to divert water in a way that causes damage to a neighbor’s land. Raising grade could violate this if not properly engineered.

 Drainage and Liability in Texas

Texas courts have found that a property owner may be liable if grading changes or wall construction causes:

• Flooding 

• Soil erosion 

• Structural damage

That’s why retaining walls must typically be engineered to code in Texas municipalities.

 Best Practices in Texas

• Survey  the  line  before construction. 

• Get  a  written  agreement  if replacing a shared fence. 

• Ensure drainage  and  structural  safety  with professional consultation. 

• Be aware of municipal  setback  rules  and  HOA  guidelines  if applicable.