Property Surveys in Florida: When You Need One to Buy or Sell

Property surveys in Florida answer a simple question that matters a lot at closing: what exactly are you buying or selling? A survey shows where the lot lines run, where the house, pool and fence sit, and whether anything crosses a line it should not. Most Florida buyers are not required to get one, but many do, and a surprise found late can delay a closing. This guide covers the common survey types, who pays under the standard Florida contract, how surveys reveal encroachments, and how to read a plat. It is written for both buyers and sellers in Palm Beach County and nearby areas.

Key takeaways

• Under the Florida Realtors and Florida Bar "AS IS" contract, the buyer may order a survey at the buyer's expense at least 5 days before closing.
• If the seller has an older survey, the contract says the seller must give a copy to the buyer and closing agent within 5 days after the effective date.
• If a survey shows an encroachment and the buyer gives written notice in time, the issue is treated as a title defect the seller must try to cure.
• Only a licensed surveyor and mapper can practice surveying in Florida under Chapter 472 of the Florida Statutes.
• An elevation certificate is a separate document used for flood rules and flood insurance. It is often ordered at the same time.

What property surveys in Florida show

A survey is a drawing of the land, made by a licensed professional after measuring it on site. Florida law describes a surveyor and mapper as a person who finds and displays the size, shape and legal location of real property through direct measurement.

A typical residential survey for a sale shows these items:

• The lot lines, with bearings and distances that match the legal description
• The house and other structures, such as a pool, screen enclosure, shed or driveway
• Fences and walls, and where they sit compared with the lot lines
• Recorded easements, such as utility or drainage strips
• Setback lines, if they appear on the recorded plat
• The flood zone, based on the current FEMA map

The surveyor certifies the drawing to the parties in the deal, which often include the buyer, the lender, the title company and the title insurer.

Common types of property surveys in Florida

Not every survey is the same. The right one depends on the property and the reason you need it.

Boundary survey

This is the standard survey for most home sales. The surveyor locates and marks the corners of the lot, then shows the improvements and any visible encroachments. Lenders and title companies usually ask for this type.

Elevation certificate

An elevation certificate records the height of a building's lowest floor compared with the base flood level. A licensed surveyor, engineer or architect prepares it. Buyers often order it with the boundary survey, since it can help with flood insurance pricing and flood rules.

Topographic and site surveys

A topographic survey maps the ground's shape and elevations. You may need one before building a pool, an addition or a new home, or when drainage is a concern. Builders and engineers use it to plan the site.

ALTA/NSPS survey

This is a detailed survey built to a national standard. It is common in commercial deals and some high-value homes. For a typical single-family sale, it is usually more than you need.

Who pays for property surveys in Florida?

Most local deals use the Florida Realtors and Florida Bar "AS IS" Residential Contract for Sale and Purchase. In that form, the survey is listed among the buyer's costs, together with an elevation certificate if one is required.

The survey section is short. It says that at least 5 days before the closing date, the buyer may have the property surveyed and certified by a registered Florida surveyor, at the buyer's expense. It also says that if the seller has a survey covering the property, the seller must give a copy to the buyer and the closing agent within 5 days after the effective date.

Of course, buyers and sellers can agree to something else. In a competitive deal, a seller may offer to pay for the survey. Our guide to who pays closing costs in Florida covers how these items usually split.

Can you reuse an old survey?

Sometimes. The contract says that if the seller provides an earlier survey, the seller must sign an affidavit of "no change" at the buyer's request, as long as the statements in it are true. That affidavit confirms nothing has changed since the old survey, such as a new fence, pool or addition.

Whether a title company or lender will accept an old survey is up to them. If anything has been built or moved since the old survey, a new one is the safer choice. The cost of a fresh survey is small compared with the cost of a boundary dispute later.

How property surveys in Florida reveal encroachments

An encroachment is something that crosses a line it should not. Common examples in South Florida include a neighbor's fence a few feet onto your lot, a pool deck that runs into a utility easement, a shed built over a setback line, or a driveway that crosses a side line.

The standard contract gives buyers a clear path when a survey finds a problem. If the survey shows encroachments on the property, or shows that improvements cross setback lines, easements or a neighbor's land, the buyer must send written notice with a copy of the survey. That notice must go to the seller within 5 days after the buyer gets the survey, and no later than closing. If the buyer does that in time, the issue counts as a title defect, and the seller's cure duties under the contract apply.

The timing matters. So order the survey early in the contract period, not in the last week. That leaves time to read it, ask questions and send notice if needed.

What happens after an encroachment shows up

Many problems can be solved. A neighbor may agree to move a fence, or the parties may sign an agreement that lets it stay. A utility may release part of an easement. In other cases, the title insurer may agree to cover the issue. Talk with your agent, the title company and, when needed, a real estate attorney about the best fix.

Finding property lines and reading a plat

Many owners want to know where their lines are before they fence, plant or build. A good place to start is the Palm Beach County Property Appraiser's website, which shows parcel maps and the legal description for each property. Keep in mind that parcel maps are for reference only. They are not a survey and should not be used to place a fence.

The legal description often refers to a lot and block in a recorded plat. A plat is the map a developer recorded when the neighborhood was created. It shows each lot's size and shape, the streets, and the easements dedicated for utilities and drainage. You can find recorded plats through the county Clerk's official records.

A plat tells you what was planned. A survey tells you what is actually on the ground today. That is why lenders and title companies rely on a current survey rather than the plat alone.

Larger lots need extra care

Owners of larger rural lots, such as those in The Acreage or the equestrian areas of Wellington, often have more to check. Fences, barns, sheds and canals can sit close to lines or easements. A boundary survey helps sellers find and fix these issues before listing, which makes the sale smoother.

Costs and timing for property surveys in Florida

Survey prices vary with lot size, the type of survey, how easy it is to find the corner markers, and how much research the surveyor must do. A simple boundary survey for a small subdivision lot costs much less than one for a large or irregular parcel. An elevation certificate is usually a separate charge. Ask two or three licensed surveyors for quotes and turnaround times.

Timing also counts. Surveyors can get busy, especially in peak season. Order early so you are not waiting on the survey when the closing date arrives.

Tips for sellers

Sellers can prevent many survey surprises. First, find any survey you received when you bought, and share it with your agent. Next, think about anything you have added since then, such as a fence, pool, shed or addition. If you are unsure whether it crosses a line, consider ordering a survey before you list. In addition, gather permits for past work. Fixing a fence or easement issue before you list costs less than fixing it under a closing deadline.

Frequently asked questions

Are property surveys in Florida required to buy a home?

State law does not require one for every sale. However, many lenders and title companies ask for a current survey, and the standard contract lets the buyer order one at the buyer's expense.

Who orders the survey in a Florida sale?

Under the Florida Realtors and Florida Bar "AS IS" contract, the buyer usually orders and pays for it. The seller must share any survey they have within 5 days after the effective date.

How long are property surveys in Florida good for?

A survey shows the property on the date it was done. A title company or lender decides whether an older survey is acceptable, often with a seller's "no change" affidavit.

What if my neighbor's fence is on my property?

Talk with your neighbor first. The fence may be moved, or you may sign an agreement. If you are selling, tell your agent early so it can be handled before closing.

Is an elevation certificate the same as a survey?

No. An elevation certificate records a building's height compared with the base flood level for flood rules and insurance. It is often ordered at the same time as the survey.

Sources

• Florida Realtors and Florida Bar, AS IS Residential Contract for Sale and Purchase
• Florida Statutes, s. 472.005 definitions
• FEMA, working with flood risk for engineers, surveyors and architects
• Palm Beach County Property Appraiser, glossary

Getting ready to sell? Book a no-obligation listing consultation and we will help you spot survey, fence and easement issues before they slow your closing. Want to know your number first? Get a free home value report. Buying instead? Our agents can guide you through surveys and title checks too. Talk with our team.