A land surveyor is a licensed professional who measures, maps, and defines property boundaries and land features to protect property ownership rights. In Florida, surveyors are regulated under Chapter 472, Florida Statutes, and must meet strict licensing and technical standards. Our work ensures that property boundaries, easements, and improvements are located and documented with precision.
Surveyors do much more than “find property lines.” We:
Simply put, land surveyors safeguard property ownership by combining legal research, field measurement, and technical expertise into an official signed and sealed survey that is admissible in court and relied on for permits, construction, and real estate.
The cost of a land survey in Florida depends on property size, location, and the complexity of the work.
Typical ranges include:
Other factors that can add to the price include:
Every property is unique, so the final cost is based on the research, fieldwork, and mapping detail required. Florida law also requires licensed surveyors to follow minimum technical standards (Rule 5J-17, F.A.C.), ensuring accuracy across all survey types.
Yes, a survey protects you before closing on a property. It confirms boundary lines, easements, encroachments, and improvements. Most Florida lenders and title companies require a current survey before issuing title insurance.
Surveys are also required before:
The most common survey types in Florida are:
Surveys do not technically expire, but most lenders and title companies require one within 90–180 days. If fences, additions, or easements were added since your last survey, a new one is recommended and may be required.
County GIS or plat maps are not legally accurate for property boundaries.
Only a licensed surveyor can establish legal lines under §472.027, Florida Statutes. A signed/sealed survey is the only reliable proof in court or for permits.
A plat map shows subdivision layouts and general lot dimensions, while a survey shows the exact property lines for a specific parcel. Plats are filed under Chapter 177, Florida Statutes, while surveys provide precise measurements, encroachments, and easements unique to your property.
No. Any construction across a boundary is an encroachment. In Florida, boundary disputes often rely on surveys as evidence. Under §95.12, F.S., long-term encroachments can raise adverse possession claims or prescriptive rights for access. Having a survey done early prevents costly disputes.
Surveys are commonly required in Florida for:
Modern surveys in Florida are accurate within hundredths of a foot.
Surveyors must follow Florida Administrative Code 5J-17 (Minimum Technical Standards), which ensures professional precision.
If you are unsure, call the surveyor who completed the survey. They can explain the details, but legal questions may require a real estate attorney.
Typical elements on a survey include:
In Florida, the buyer usually pays for the survey — unless negotiated otherwise in the contract.
Yes, but disputes usually require expert testimony.
Florida courts may compare conflicting surveys and may even seek a third opinion. Licensed surveyors must comply with Rule 5J-17, F.A.C., which creates uniform standards for reliability.
Florida surveyors use:
- GPS/GNSS Receivers
- Robotic Total Stations
- Levels (for elevation work)
- Aerial Drones (for topographic mapping)
Look for a surveyor licensed in Florida and familiar with the local area, laws, and requirements. You can find surveyors through online searches, recommendations from real estate professionals, or referrals from neighbors and contractors. Always verify their license with the Florida Board of Professional Surveyors and Mappers.
No. In Florida, certified survey maps are provided to title companies, attorneys, property owners, and other interested parties at the time of survey completion, but they are not usually available in public records. To find an old survey, you generally need to contact the current or previous property owner, or in some cases the title company or attorney who handled the transaction.
When ordering a survey in Florida, you may be asked to provide:
This information helps the surveyor perform accurate research and avoid delays.
Not always. In Florida, surveyors typically only show easements if they are readily available in the recorded plat or if the client specifically requests that easement research be included before the survey begins. Otherwise, easements may not appear unless provided by the title company or property owner.
Yes. Florida surveyors have a legal right of entry to perform their work, even if the property is posted “No Trespassing.” This right is protected under §472.029, Florida Statutes. Surveyors must still take reasonable steps to avoid damage, but property owners cannot deny access when the work is being lawfully performed.
No. Property owners do not need to be present as long as surveyors have full access to the yard and the areas being measured. Gates should be unlocked, and pets should be secured to allow crews to complete their work without interruption.
Yes. While not required, it is always recommended that you notify neighbors when surveyors will be on-site. This helps prevent misunderstandings, especially if surveyors need to walk near or along shared boundary lines. A quick notice can minimize access issues and make the process smoother.
The time required depends on the size and complexity of the property. A typical residential lot can usually be completed within 1 to 3 business days once scheduled. Larger properties, heavily wooded tracts, or parcels with complicated research needs may take 1 to 3 weeks. Commercial surveys, subdivisions, or waterfront projects may take even longer, especially if coordination with permitting agencies is required.
An elevation certificate is a FEMA form prepared by a licensed surveyor to show the elevation of a structure in relation to the base flood elevation. In Florida, elevation certificates are often required for:
If your property is in a flood zone, your insurer or local building department will let you know if an elevation certificate is needed.
Sometimes. If no changes have been made to the property since the last survey and the title company accepts it, an old survey may be used for closing. However, most lenders and title companies in Florida require a new or updated survey, typically within 90 to 180 days, to ensure accuracy and protect against undisclosed changes such as new fences, easements, or improvements.
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