{"id":4676,"date":"2026-08-19T14:23:21","date_gmt":"2026-08-19T11:23:21","guid":{"rendered":"https:\/\/svaroglaw.com\/blog\/susid-zahopiv-chastinu-dilyanki-yak-dovesti-mezhi\/"},"modified":"2026-08-19T14:26:00","modified_gmt":"2026-08-19T11:26:00","slug":"susid-zahopiv-chastinu-dilyanki-yak-dovesti-mezhi","status":"publish","type":"post","link":"https:\/\/svaroglaw.com\/en\/blog\/susid-zahopiv-chastinu-dilyanki-yak-dovesti-mezhi\/","title":{"rendered":"A neighbour has encroached on part of my plot: how to establish the boundaries and reclaim the land"},"content":{"rendered":"<blockquote><p><em>The unlawful occupation of part of a plot of land is remedied by means of a declaratory action under Article 391 of the Civil Code of Ukraine, to which the limitation period does not apply \u2014 a claim may be brought before the court even after 10 years. The boundaries are established by means of a cadastral survey, a deed of demarcation on the ground and a judicial land-technical expert assessment. The court fee for a non-property claim by a natural person in 2026 is 1,331.20 UAH.<\/em><\/p><\/blockquote>\n<p>A fence moved \u2018half a metre\u2019, a garage whose corner encroaches onto your property, or a ploughed strip running alongside your vegetable patch \u2014 boundary disputes start with small things and can make life miserable for years on end. Legally speaking, the situation is straightforward: there is an owner, there is an infringer, and there are legal remedies. The only question is whether your boundaries are correctly demarcated and whether you are prepared to see the process through to the end.<\/p>\n<p>This article explains how to document an encroachment, where to turn\u2014whether through the courts or otherwise\u2014how much it costs, and why the biggest setbacks in boundary disputes often occur even before a claim is filed. If you need legal support, visit our services page: <a href=\"https:\/\/svaroglaw.com\/en\/advokat-iz-zemelnyh-pytan\/\">land law solicitor<\/a>.<\/p>\n<p><a href=\"https:\/\/svaroglaw.com\/wp-content\/uploads\/2026\/08\/susid-zahopyv-dilyanku-infografika-1.svg\"><img decoding=\"async\" class=\"alignnone wp-image-4672 size-full\" src=\"https:\/\/svaroglaw.com\/wp-content\/uploads\/2026\/08\/susid-zahopyv-dilyanku-infografika-1.svg\" alt=\"Steps to be taken by a landowner if a neighbour has encroached on part of their plot\" \/><\/a><\/p>\n<h2>Step 1. Check what is recorded in the cadastre<\/h2>\n<p>The first thing a solicitor checks in a boundary dispute is not where the fence stands, but what is recorded in the State Land Cadastre. Open the Public Cadastral Map and check: does your plot have a cadastral number; have the boundary coordinates been entered; and does your neighbour\u2019s plot overlap with yours as recorded in the cadastre itself?<\/p>\n<p>The entire strategy depends on the answer:<\/p>\n<ul>\n<li>if the boundaries are recorded in the cadastre and the neighbour has simply moved the fence \u2014 this is the simplest case, a dispute over actual use;<\/li>\n<li>if the boundaries in the cadastre overlap \u2014 this is a dispute over a cadastral error; the documentation of one of the parties will need to be corrected;<\/li>\n<li>a plot without a cadastral number (old \u2018state\u2019 documentation from the 1990s) \u2014 first, land surveying and registration, then a dispute over boundaries.<\/li>\n<\/ul>\n<h2>Step 2. Document the infringement<\/h2>\n<p>The court will not accept statements such as \u2018he took half a metre\u2019. What counts are documents:<\/p>\n<ol>\n<li><strong>Cadastral survey and boundary demarcation report<\/strong> \u2014 a certified land surveyor sets boundary markers according to the coordinates from the cadastre and draws up a report. If your neighbour\u2019s fence is found to be beyond the boundary markers on your side, this is the key piece of evidence. Cost: approximately 3,000\u20136,000 UAH; timeframe: 1\u20132 weeks.<\/li>\n<li><strong>Photographic evidence<\/strong> with reference to boundary markers and dates.<\/li>\n<li><strong>Application to the State Geocadastre<\/strong> \u2014 the inspectorate may draw up a report verifying compliance with land legislation and issue a notice to the offender. This is free of charge and adds an official document to the case, although it does not in itself return the land.<\/li>\n<\/ol>\n<h2>Step 3. Try to resolve the matter without going to court<\/h2>\n<p>A written claim to a neighbour, accompanied by a boundary demarcation report and a demand to move the fence within a specified timeframe, resolves approximately one in three disputes: when a person sees the coordinates and the report, there is nothing left to argue about. Land disputes concerning boundaries within built-up areas may also be considered by the local authority (Article 158 of the Land Code of Ukraine), but its decision is not enforceable; therefore, this stage serves more as a means of applying additional pressure and as a document for future court proceedings.<\/p>\n<h2>Step 4. Negatory action in court<\/h2>\n<p>The main legal instrument is an action to remove obstacles to the use of a plot of land (negatory action, Article 391 of the Civil Code of Ukraine): to demolish or relocate a fence, vacate an unauthorised occupation of the plot, and bring the boundary into line with the cadastral register. Two advantages worth noting:<\/p>\n<ul>\n<li><strong>the limitation period does not apply<\/strong> \u2014 the infringement is ongoing, so the argument that \u2018you\u2019ve missed the three-year deadline\u2019 does not hold here, even if the fence has been standing since 2015;<\/li>\n<li>the claim is non-pecuniary, so the court fee is a fixed amount \u2014 1,331.20 UAH in 2026 (0.4 times the minimum subsistence level), rather than a percentage of the land\u2019s value.<\/li>\n<\/ul>\n<p>If a neighbour has managed to register a claim to the disputed strip, or if the boundaries overlap in the cadastral register, the claims must also include a request to declare the land management documentation invalid and to revoke the state registration \u2014 this complicates the case, but it remains winnable provided the evidence is sound.<\/p>\n<h2>Judicial land and technical expert assessment: decisive evidence<\/h2>\n<p>In disputed cases, the court orders a land and technical expert assessment: the expert superimposes the actual boundaries onto the cadastral coordinates and documentation of both parties and issues a report stating who has encroached onto whose land and to what extent. In practice, it is the expert\u2019s report that decides the case. The approximate cost is 15,000\u201330,000 UAH (usually paid by the claimant; if the claim is successful, it is recovered from the defendant), and the process takes 2\u20134 months. Together with the proceedings at first instance, a boundary dispute takes 8\u201314 months.<\/p>\n<p><img decoding=\"async\" class=\"alignnone size-full wp-image-4674\" src=\"https:\/\/svaroglaw.com\/wp-content\/uploads\/2026\/08\/susid-zahopyv-dilyanku-infografika-2.svg\" alt=\"Costs and timeframes for boundary disputes: pre-litigation versus litigation\" \/><\/p>\n<h2>Common mistakes made by property owners<\/h2>\n<ul>\n<li>Moving the fence yourself \u2018in retaliation\u2019. This is a case of mirror-image arbitrariness: your neighbour will file a counterclaim, and the argument that \u2018I was just restoring justice\u2019 will not hold up in court.<\/li>\n<li>Going to court without having the boundary marked out on the ground. Without a survey report containing coordinates, the claim is based solely on verbal evidence, and the court will dismiss it for lack of proof.<\/li>\n<li>Ignoring a cadastral error. If the overlap exists in the cadastre itself, demanding that \u2018the fence be moved\u2019 will achieve nothing \u2014 the documentation must be corrected first.<\/li>\n<li>Missing the opportunity when a neighbour registers a claim to the disputed strip of land. Reclaiming the land after registration is more difficult and expensive than stopping the registration by raising objections.<\/li>\n<li>Demanding \u2018punishment\u2019 instead of \u2018restitution\u2019. A fine for unauthorised occupation (Article 53-1 of the Code of Administrative Offences) is a nice bonus, but only a negative claim can secure the return of the land.<\/li>\n<\/ul>\n<h2>When a solicitor is not needed<\/h2>\n<p>If the boundaries are entered in the cadastre, the boundary demarcation certificate is unambiguous, and the neighbour moves the fence following a claim \u2014 you can handle it yourself: a land surveyor plus a registered letter. You\u2019ll need a solicitor if your neighbour ignores the documents, if the boundaries are being superimposed in the cadastre, if a permanent structure is already standing on the disputed strip, or if the title to it has already been registered.<\/p>\n<h2>Questions and answers<\/h2>\n<h3>My neighbour has put up a fence on my plot. Where do I start?<\/h3>\n<p>By checking the Public Cadastral Map and commissioning a certified land surveyor to mark out the boundaries on site. The report containing the coordinates is the key document for both a claim and court proceedings.<\/p>\n<h3>The fence has been there for over 10 years. Is there anything I can do?<\/h3>\n<p>Yes. The limitation period does not apply to a negative declaration action (Article 391 of the Civil Code) because the infringement is ongoing. Long-term use does not make your neighbour the owner of your strip of land.<\/p>\n<h3>How much does it cost to reclaim the encroached part of the plot through the courts?<\/h3>\n<p>Court fees \u2014 1,331.20 UAH (non-property claim, 2026), land survey and technical assessment \u2014 approximately 15,000\u201330,000 UAH, legal assistance \u2014 by agreement. If the case is won, the costs are recoverable from the defendant.<\/p>\n<h3>What is the marking of boundaries on the ground and who carries it out?<\/h3>\n<p>This involves placing boundary markers on the ground according to coordinates from the State Land Cadastre. It is carried out by a certified land surveyor, and the result is formalised in a certificate. Without this procedure, it is practically impossible to prove encroachment.<\/p>\n<h3>Can the village council resolve a boundary dispute?<\/h3>\n<p>Local authorities consider boundary disputes within settlements (Article 158 of the Land Code), but their decisions are not enforceable. If a neighbour disagrees, only a court can settle the matter.<\/p>\n<h3>The boundaries of our plots overlap in the cadastre itself. Who is to blame?<\/h3>\n<p>This is a cadastral error \u2014 usually the result of inaccurate documentation from one of the previous land-use planning processes. It is rectified through the courts: by having part of the documentation declared invalid and amending the cadastre. A land-technical expert assessment determines whose documentation is incorrect.<\/p>\n<h3>A neighbour has registered ownership of the disputed strip of land. Is all lost?<\/h3>\n<p>No, but the matter becomes more complicated: in addition to the claim for negative relief, you must also seek the cancellation of the registration and the declaration of the documentation as invalid. Such cases are won when your documentation is original and accurate.<\/p>\n<h3>What is the penalty for unauthorised occupation of a plot of land?<\/h3>\n<p>An administrative fine under Article 53-1 of the Code of Administrative Offences; in cases of significant damage, criminal liability may apply under Article 197-1 of the Criminal Code. However, the imposition of a fine does not restore ownership of the land \u2014 a civil claim is required for this.<\/p>\n<h3>How long does a boundary dispute case take in court?<\/h3>\n<p>Taking expert evidence into account \u2014 8\u201314 months at first instance. Without expert evidence (where the encroachment is evident from the cadastral register) \u2014 4\u20136 months. An appeal adds a further 3\u20136 months.<\/p>\n<h3>My plot does not have a cadastral number. Can I take legal action?<\/h3>\n<p>First, you will need to prepare technical documentation and register the plot in the cadastre \u2013 without defined coordinates, the court has nothing against which to compare the actual boundaries. This adds 2\u20134 months to the process, but without this step, the case has no chance of success.<\/p>\n<h2>Sources<\/h2>\n<ul>\n<li>Civil Code of Ukraine, Article 391 \u2014 <a href=\"https:\/\/zakon.rada.gov.ua\/laws\/show\/435-15\" rel=\"nofollow\">zakon.rada.gov.ua\/laws\/show\/435-15<\/a><\/li>\n<li>Land Code of Ukraine, Articles 103, 106, 152, 158 \u2014 <a href=\"https:\/\/zakon.rada.gov.ua\/laws\/show\/2768-14\" rel=\"nofollow\">zakon.rada.gov.ua\/laws\/show\/2768-14<\/a><\/li>\n<li>Code of Administrative Offences, Art. 53-1; Criminal Code of Ukraine, Art. 197-1 \u2014 <a href=\"https:\/\/zakon.rada.gov.ua\/laws\/show\/80731-10\" rel=\"nofollow\">zakon.rada.gov.ua<\/a><\/li>\n<li>Law of Ukraine \u2018On Court Fees\u2019 No. 3674-VI \u2014 <a href=\"https:\/\/zakon.rada.gov.ua\/laws\/show\/3674-17\" rel=\"nofollow\">zakon.rada.gov.ua\/laws\/show\/3674-17<\/a><\/li>\n<\/ul>\n<h2>Recovery of seized land with the help of \u2018Svarog\u2019<\/h2>\n<p>Send us the cadastral number of the plot and a photo of the disputed boundary \u2014 we will check the cadastral data, organise the marking out of the boundaries on site and begin with a claim, which in a third of cases resolves the dispute without going to court. If court proceedings are unavoidable, we will support the case, including expert evidence, until the judgement is enforced. Related services: <a href=\"https:\/\/svaroglaw.com\/en\/advokat-iz-zemelnyh-pytan\/\">land law solicitor, <\/a><a href=\"https:\/\/svaroglaw.com\/en\/czyvilnyj-advokat\/sudovyj-suprovid\/\">legal representation<\/a><a href=\"https:\/\/svaroglaw.com\/en\/advokat-iz-zemelnyh-pytan\/\">, <\/a><a href=\"https:\/\/svaroglaw.com\/en\/cziny-poslug\/\">full price list<\/a><a href=\"https:\/\/svaroglaw.com\/en\/advokat-iz-zemelnyh-pytan\/\">.<\/a><\/p>\n<p><a href=\"tel:380955545424\">+38 095 554-54-24<\/a> \u00b7 Kyiv, 7 Khoriva Street, Office 2 (Podil) \u00b7 Mon\u2013Fri 9.00\u201318.00<\/p>\n","protected":false},"excerpt":{"rendered":"<p>The unlawful occupation of part of a plot of land is remedied by means of a declaratory action under Article 391 of the Civil Code of Ukraine, to which the limitation period does not apply \u2014 a claim may be brought before the court even after 10 years. The boundaries are established by means of [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":4677,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[1],"tags":[],"class_list":["post-4676","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-1"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>A neighbour has encroached on part of my plot: how to establish the boundaries and reclaim the land 2026<\/title>\n<meta name=\"description\" content=\"A fence on your land: marking out boundaries on the ground, a claim and a negative action under Article 391 of the Civil Code with no limitation period. 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