Easements · Plats · GIS · October 14, 2026

Utility Easement Map: How to Find Lines on a Lot

Use a utility easement map, the plat and 811 before you dig: see recorded easements on GIS, learn what they allow, and confirm buried lines.

Before you dig a fence post, pour a slab or plant a row of trees, you need to know where utilities have a right to cross the lot. A utility easement map is any map that shows those recorded rights—on the county GIS viewer, on the subdivision plat, or in a document from the power, water or gas company. This guide walks through how to find those maps, how to read what they show, why a blank screen is not a green light to dig, and how to pair the paperwork with a free 811 locate.

Why a utility easement map matters

Digging safely. Hitting a gas, electric or fiber line is dangerous and expensive. The map shows where rights were recorded; 811 marks where lines actually sit today.
Building plans. Sheds, garages, pools and additions are often restricted inside easements even when the rest of the yard is fine.
Buying land. An easement can limit where you can build and who may enter the property to maintain lines.
Fence and landscaping choices. Many easements allow light fencing or plantings but reserve the right to remove them if crews need access.

Where utility easement maps come from

There is rarely one national map. You usually assemble the picture from a few local sources:

The recorded plat. Subdivision plats often draw easements as dashed strips along the rear or side lot lines, or as labeled corridors for drainage and utilities. Our post on what a utility easement looks like on a plat explains the common labels.
County GIS or assessor maps. Many counties offer a free parcel viewer. Some include an easement, right-of-way or utility layer you can turn on. Others show only parcel lines, so silence on the screen does not mean silence in the records.
Deed and recorded easement documents. The deed, a separate easement instrument, or a title commitment may describe a strip by metes and bounds even when no sketch is online.
Utility company maps. Power, gas, water and telecom providers sometimes share as-built or easement sketches for a specific service request. Those are operational maps, not a substitute for the county record.

Start with the county map and the plat, then fill gaps with the deed and a call to the utility. Our land map helps you reach county parcel viewers quickly so you can open the local GIS next.

How to search a utility easement map

Identify the parcel. Find the address or parcel ID on the county GIS or assessor site and open the property.
Turn on layers. Look for layers named easement, right-of-way, utilities, storm drain or similar. If none exist, note that and move to the plat.
Pull the recorded plat. Download or view the subdivision plat from the recorder or GIS links. Trace any dashed strips that cross or border your lot and read the plat notes.
Read the deed packet. Scan for “easement,” “right of way,” or named utilities. Older deeds may refer to a book and page you then look up.
Ask the utilities. If you see poles, pedestals, valves or a green gas marker, call the provider and ask whether a recorded easement covers that area.
Call 811 before you dig. Request a locate a few business days ahead. Paint and flags mark live lines in the ground, which may not match every line on an old paper map.

How to read what you find

Width and location. Plats often state “10′ utility easement” along a lot line. Measure from the boundary shown on the plat, not from a fence that may already sit wrong.
Who benefits. The easement may name a specific company, “all utilities,” or the public for drainage. That controls who can enter and for what.
Overhead vs underground. Poles and overhead lines are easy to see; buried electric, gas, water and fiber are not. See overhead vs underground utility easements for how those differ on the ground.
Empty corridors. Some easements reserve space for future lines. The strip can still limit building even if nothing is buried yet.

What the maps can miss

Unrecorded or poorly indexed easements that still bind the land through older deeds.
Private service lines from the meter to the house that never appear on a public easement layer.
GIS drawing errors or layers that lag behind new recordings.
Neighbor facilities that sit just over the line but need access across a corner of your lot.

Title insurance and a surveyor’s update are the usual ways to tighten the picture when a purchase or a big build is on the line.

Building and planting in an easement

Rules vary by easement language and local code. Light fencing and shallow landscaping are often allowed; permanent buildings, decks and pools often are not. The utility may have the right to remove obstacles and not pay to replace them. If you need the easement gone or moved, that is a separate legal process—see how to vacate an easement. For setbacks that apply outside easements, use how to find building setbacks.

Quick checklist

Open the county GIS and note whether an easement layer exists.
Download the recorded plat and mark every easement that touches the lot.
Read the deed and title documents for easement language.
Walk the yard for poles, pedestals, valves and markers.
Call 811 before any dig, even if the map looks clear.
Ask planning or the utility before you place a shed, garage or pool near a strip.

Questions people ask

What is a utility easement map?

It is any map that shows where recorded utility easements sit on a parcel—often a layer on the county GIS viewer, a recorded plat, or a map from the utility. It shows rights on paper, not every buried wire or pipe.

How do I find utility easements on my property?

Start with the recorded plat and the county GIS or assessor map, turn on easement or utility layers if they exist, then read the deed and any separate easement documents. Call 811 before you dig so utilities can mark live lines.

Does a blank GIS map mean there are no easements?

No. Many counties do not draw every easement on the public map. A clean screen only means nothing is shown there; the plat, deed and title work can still list easements.

What is the difference between an easement and a buried utility line?

An easement is a legal right to use a strip of land. A buried line is the physical pipe or cable. Lines usually sit inside easements, but not always, and some easements are empty corridors reserved for future use.

Do I need to call 811 if I already have the easement map?

Yes. 811 gets the utilities to mark where lines actually are in the ground. A recorded easement map does not replace that free locate.

Can I build a fence or shed in a utility easement?

Often you can put up a fence or plant light landscaping, but a shed, garage or other permanent structure is frequently restricted. Read the easement language and ask the utility and the local building office before you build.