How to File a Lot Line Adjustment in Philadelphia
Filing a lot line adjustment in Philadelphia, Pennsylvania requires coordinating zoning, surveying, and recording steps with city offices. This guide explains who enforces lot line changes, what documents are typically required, and practical action steps to prepare a plan, secure approvals, and record the revised deeds. Read each step, gather a survey and deeds, check zoning constraints, and contact the responsible city offices early to avoid corrections and delays.
Overview
A lot line adjustment moves the legal boundary between two or more adjacent parcels without creating new lots. In Philadelphia the process typically involves a licensed surveyor, review for zoning and subdivision compliance, and recording revised deeds or plans with the City. Whether a proposed adjustment requires subdivision approval depends on zoning and land-development rules; contact city planning or L&I for confirmation.
Preparing your application
Before filing, gather key documents and confirm requirements with city reviewers.
- Licensed boundary survey or record plan prepared by a surveyor.
- Existing deeds and legal descriptions for each parcel.
- Zoning lot review and confirmation whether subdivision/land-development approval is required; consult the City Planning Commission.City Planning guidance[1]
- Determine whether a record plan or subdivision application must be filed with Licenses & Inspections and recorded with the Department of Records.
- Check timelines with reviewers; plan for survey drafting, agency review, and recording.
Where to file and who enforces
The principal city offices involved are the Department of Licenses and Inspections (L&I) for plan review and permits, the City Planning Commission for subdivision and land-development determinations, and the Department of Records for recording deeds and plans. Contact L&I for filing instructions and inspections; L&I enforces compliance with building, zoning, and plan approval conditions.L&I land development[2]
Penalties & Enforcement
Enforcement is handled by Licenses & Inspections; remedies may include fines, stop-work orders, or orders to restore legal boundaries. Specific fine amounts, escalation, and time limits are not consistently published on a single city page; where amounts or schedules appear they are listed on the enforcing agency page or the municipal code.
- Fine amounts: not specified on the cited page.[2]
- Escalation: first or continuing offence details not specified on the cited page.
- Non-monetary sanctions: stop-work or corrective orders, permit denial, and potential court actions enforced by L&I.
- Inspection and complaint pathways: report potential unlawful lot changes to L&I using the department contact methods; see L&I land-development contact pages.[2]
- Appeals and review: permit and enforcement decisions may be appealed to the Board of License and Inspection Review or other designated appeal boards; check appeal time limits with L&I as the city pages do not consistently list deadlines.
Applications & Forms
- Subdivision or land-development application/record plan: the City Planning Commission and L&I publish requirements and submission procedures; see guidance and application instructions on the City Planning Commission page.City Planning guidance[1]
- Fees: specific filing or review fees are not specified on the cited pages and must be confirmed with the agency or via the official forms.[1]
- Submission: plan review and recording typically involve electronic or in-person submission to L&I and recording with the Department of Records; contact the Department of Records for recording procedures.Department of Records - recording[3]
FAQ
- Do all lot line adjustments require subdivision approval?
- Not always. Some minor adjustments may be documented by a record plan and recorded deeds; others require subdivision or land-development approval depending on zoning and whether new lots are created. Confirm with the City Planning Commission or L&I.
- How long does city review take?
- Review times vary by complexity and agency workload; specific review timelines are not specified on the cited pages and should be confirmed with reviewers early.
- Do I need a surveyor?
- Yes. A licensed surveyor should prepare the boundary survey or record plan used for review and recording.
How-To
- Hire a licensed surveyor to prepare a boundary survey and draft the proposed record plan.
- Confirm zoning constraints and whether subdivision approval is required with the City Planning Commission or L&I.City Planning guidance[1]
- Complete required applications or plan submissions to L&I and any City Planning review; prepare supporting deeds and legal descriptions.
- Pay review and recording fees as required and respond promptly to review comments to avoid delays.
- Record approved plans and revised deeds with the Department of Records to finalize the legal boundary change.Department of Records - recording[3]
Key Takeaways
- Begin with a licensed surveyor and early agency contact to reduce rework.
- Confirm whether subdivision approval is required for your specific adjustment.
- Record approved plans and deeds with the Department of Records to complete the legal change.
Help and Support / Resources
- City of Philadelphia - Department of Licenses and Inspections
- City Planning Commission
- Department of Records
- Board of License and Inspection Review (appeals)