Question 1

What are the Florida-specific aspects of metes and bounds descriptions?

Accepted Answer

Florida specifics: the rectangular survey system (most of Florida was surveyed under the U.S. Public Land Survey System, using townships, ranges, and sections; metes and bounds descriptions in Florida typically reference section corners and quarter-section corners as the POB), the Florida Coordinate System (Chapter 177 establishes a coordinate system that allows surveyors to express metes and bounds in state plane coordinates), tidal boundaries (Florida’s extensive coastline means many metes and bounds descriptions reference the mean high water line, ordinary high water mark, or other tidal boundaries, which can shift over time), and accretion/erosion (Florida courts recognize that waterfront boundaries may change due to natural processes: accretion adds land to the owner’s property, and erosion removes it).

Question 2

How do Florida courts resolve metes and bounds boundary disputes?

Accepted Answer

Resolution: Florida courts use several tools: quiet title action (a lawsuit to establish the true boundary and clear competing claims), the acquiescence doctrine (if neighboring owners have accepted a boundary for a long period, typically 7+ years, the court may establish that boundary regardless of the metes and bounds description), the agreed boundary doctrine (if the owners agreed on a boundary and acted upon it, the court may enforce the agreed boundary), adverse possession (if a party has openly and continuously occupied land beyond their metes and bounds boundary for 7 years under claim of right, they may acquire title by adverse possession), and expert testimony (licensed surveyors testify about the location of boundaries based on their survey, historical records, and monuments).

Question 3

What is the relationship between metes and bounds and the platting system in Florida?

Accepted Answer

Relationship: when land is subdivided and platted (under Chapter 177, Part II), the metes and bounds description is replaced by a lot-and-block reference (example: "Lot 10, Block 3, Pine Ridge Subdivision, as recorded in Plat Book 45, Page 22"). The platted description is simpler and more reliable (because the plat map shows the exact location and dimensions of each lot). However, metes and bounds descriptions are still used for: unplatted land (rural and agricultural property that has not been subdivided), portions of platted lots (if a portion of a lot is being conveyed), and boundary adjustments (when lot lines are modified by agreement). Many Florida properties have both a metes and bounds description and a platted description.

Metes and Bounds Description: in Florida

Metes and Bounds Descriptions in Florida

Florida Specifics

Dispute Resolution

vs. Platting

Related Terms

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