Easements in Montgomery County, PA

Easements you'll see most often here

• Stormwater basin and management facility easements
• Rail trail and former railroad corridor rights of way
• Township sanitary sewer easements crossing residential lots
• Creek riparian buffer and floodplain restrictions

Local things to watch for

• Stormwater basin easements come with an owner maintenance obligation enforced by the township.
• Trail conversions can retain utility rights inside the old rail corridor.

How to pull an easement document in Montgomery County

The whole search takes about half an hour once you know what the index wants.

1. 1

   Collect what the Montgomery index searches on

   Write down the parcel number from your Montgomery tax bill and the names of the current and previous owners. The Montgomery County Recorder of Deeds indexes instruments by party name, not by street address, so the owner names are what actually find the document.

2. 2

   Run the names through the Montgomery County Recorder of Deeds index

   Search grantor and grantee for each owner across the full period they held title, then repeat for the owner before them. In Norristown the documents worth opening are stormwater basin and management facility easements, rail trail and former railroad corridor rights of way, township sanitary sewer easements crossing residential lots and creek riparian buffer and floodplain restrictions. That is what dominates local title work here, so filter to those types first if the search screen allows it.

3. 3

   What a Montgomery hit looks like

   A result row gives you a recording date, an instrument or book-and-page reference, the parties and a document type. None of which tells you where the strip runs. Open the image and read for the width in feet and the distance from the lot line. Stormwater basin easements come with an owner maintenance obligation enforced by the township.

4. 4

   Cross-check on the Montgomery parcel viewer

   Montgomery County publishes a free public parcel viewer. Find the lot, turn on the plat or easement layers, and see how the recorded strips sit against your boundary. Particularly stormwater basin and management facility easements. Treat the lines as approximate: county GIS is digitized from tax maps and routinely sits several feet off a surveyed line.

5. 5

   Order the copy from the Montgomery County Recorder of Deeds

   Recording is charged per document with page based tiers, and realty transfer tax is collected by the Recorder at the time of filing. A plain copy is enough to read and to hand a contractor; a certified copy is only needed for a court filing or a lender.

6. 6

   What the Montgomery record will not show

   Trail conversions can retain utility rights inside the old rail corridor. No index anywhere shows a prescriptive claim or an easement implied by necessity, because neither is ever filed. Walking the Norristown lot for worn paths, poles, meters and vent stacks catches what the record misses.

Once you have the document, how to read a recorded easement walks through each clause and what to confirm before you build.

How to get an easement in Montgomery County

Creating a new easement is a different job from finding an old one. Here is the local sequence, from the first conversation to a stamped instrument in the Montgomery County index.

1. 1

   Settle scope with the burdened owner first

   Owners around Norristown say yes far more often to a specific request than a general one. Bring the purpose, a route you can point at, a width in feet and an offer, and the conversation is about price rather than about whether the idea is reasonable at all.

2. 2

   Fix the location with a PA licensed surveyor

   Nothing gets signed until a Pennsylvania surveyor stakes the route and writes a legal description keyed to the current deed call. The Montgomery County parcel viewer is fine for planning the route, but its lines are digitized from tax maps and are not survey grade, so never let a grant rely on them.

3. 3

   Write the grant narrowly, then have it acknowledged

   The instrument must be signed and acknowledged before a notary to be recordable. Confirm the current Pennsylvania signing and acknowledgment rules before the parties meet. Because Rail trail and former railroad corridor rights of way rights are common here, spell out whether this grant covers only the stated use or opens the strip to other utilities later.

4. 4

   Record it with the Montgomery County Recorder of Deeds

   Recording is what makes the right bind the next buyer of the burdened Montgomery lot. Recording is charged per document with page based tiers, and realty transfer tax is collected by the Recorder at the time of filing. Local context worth knowing: Stormwater basin easements come with an owner maintenance obligation enforced by the township.

5. 5

   Check the index, then file the stamped copy

   A few days after filing, search the Montgomery County Recorder of Deeds index under both party names and confirm the instrument appears with the correct document type and book or instrument number. Send a stamped copy to the title company and to any lender that consented, then store the survey with it so a future buyer inherits the whole picture.

• Getting an easement across someone else's land
• Granting an easement on your own land
• What it costs to record an easement
• Utility corridor requirements: what is allowed inside the strip

Typical easement widths here

Montgomery County does not publish a free document setting easement widths in feet, so we do not list local numbers here rather than guess at them. The width that applies to your lot is on the recorded plat or in the grant itself. Common widths used across the country gives you a sense of what the ranges usually look like.

How to dispute an easement in Montgomery County

A plain walkthrough of the sequence owners generally follow, with the local office for each step. This is background reading, not legal advice. A property attorney licensed in Pennsylvania should look at anything contested.

1. 1

   Pull the recorded instrument first

   Before anything else, get the document itself. Search the Montgomery County Recorder of Deeds index by your name, the prior owner's name, or the parcel number, and download the recorded easement with its exhibit. A strip drawn on a plat or shaded in a county map viewer is a depiction, not the grant. The recorded instrument is what controls the width, the route, and what the holder may do inside it.

   Through: Montgomery County Recorder of Deeds

   • Montgomery County recorded-document search
2. 2

   Read the legal description against your lot

   Compare the description in the grant with your deed. Check the stated width in feet, the point of beginning, and whether the strip is fixed by bearings and distances or described loosely as a route "as now used." Vague descriptions are the most common reason a strip ends up in the wrong place, and they are also the most common reason a dispute is winnable.

   Through: Your own deed and title policy

3. 3

   Get a current survey staking the strip

   A surveyor licensed in Pennsylvania can set the recorded strip on the ground and show whether the pipe, pole line, driveway, or fence actually sits inside it. Encroachment outside the recorded corridor, or use well beyond the stated purpose, is the factual basis most disputes turn on. Bring the surveyor the recorded instrument and the plat, not just the county map.

   Through: A surveyor licensed in Pennsylvania

4. 4

   Check whether the right was ever properly created

   An easement binds your lot if it was granted in writing and recorded, implied when the land was split, taken by a public body, or built up by 21 years of open, continuous, and adverse use under 42 Pa. Cons. Stat. § 5530. If none of those fit, for example the use was always by permission, or the grant was never recorded before you bought, the claimed right may not attach to your title at all.

   Through: Pennsylvania recording and prescription rules

   • Pennsylvania official state code
5. 5

   Put the objection in writing to the holder

   Write to the utility, district, or neighbor who holds the right. State what the recorded document allows, what is happening instead, and what you are asking for. Relocation, repair, a narrower corridor, or a written release. Utilities and districts often have a right-of-way or encroachment desk that resolves overbuilt strips without litigation, and a dated letter also stops a neighbor's permissive use from hardening into a prescriptive claim.

   Through: The easement holder's right-of-way department

6. 6

   Record any agreement you reach

   A relocation, a reduction in width, or a full release only binds the next owner if it is recorded. Have it drafted with a legal description and an exhibit, signed and notarized, then filed with the Montgomery County Recorder of Deeds.

   Through: Montgomery County Recorder of Deeds

7. 7

   Quiet title is the remaining route

   If the holder will not release or correct the strip, the dispute is decided by the trial court that hears real property cases for Montgomery County. A quiet-title or declaratory action asks the court to say what the easement is, where it sits, and whether it still exists. Deadlines, notice requirements, and the standard of proof vary by state, so speak with a Pennsylvania property attorney before filing.

   Through: The trial court serving Montgomery County

Look up another county or read the Pennsylvania easement law page for the statewide rules behind these steps.

Nearby counties we cover

• Philadelphia County (Philadelphia)
• Allegheny County (Pittsburgh)
• Bucks County (Doylestown)