Plat Information
A plat is the legal document that transforms a larger tract of land into a subdivision of individual lots. The plat map shows: the boundaries and dimensions of each lot (numbered for identification), the location and width of streets (both public and private), all easements (utility, drainage, access), any common areas (parks, open space, recreation areas), setback lines, building envelopes, and flood zone boundaries. Once the plat is recorded, each lot becomes a separately identifiable parcel with its own legal description (e.g., Lot 7, Block B, Sunrise Estates, as recorded in Plat Book 45, Page 12). Lots can then be conveyed individually by reference to the plat.
Florida Legal Definition
Florida's platting requirements are established by Florida Statutes Chapter 177 (Land Boundaries). Under §177.041, all subdivisions must be platted before lots can be sold. The plat must be prepared by a licensed surveyor, approved by the local government (including the planning department, engineering department, and governing body), and recorded in the official records. §177.091 specifies the required contents of a plat, including the legal description of the property, the layout of lots and streets, the dedication of streets and easements to the public, and the surveyor's certification. Florida Statutes §163.3202 connects platting with the local government's comprehensive plan.
How It's Used in Practice
In practice, attorneys handle platting as part of the development entitlement process. The attorney coordinates with the surveyor, engineer, and planning staff to prepare a plat that meets all local requirements. The attorney reviews the plat for: proper legal descriptions, adequate easement dedications (utility, drainage, access), appropriate setback designations, compliance with zoning lot size and density requirements, and proper dedication of public streets and common areas. The attorney also handles the recording of the plat, including the execution of any required documents (owner's certificate, mortgage consent, and surveyor's certificate). After recording, the attorney updates the title commitments and prepares lot-specific deeds.
Key Takeaways
- Plats are recorded maps that create subdivisions with individual lots.
- Required in Florida before lots can be sold (§177.041).
- Must be prepared by a licensed surveyor and approved by local government.
- Shows lot boundaries, streets, easements, setbacks, and common areas.
- Recorded in official records, creating legal lot descriptions.
Disclaimer: The information and opinions provided are for general educational, informational or entertainment purposes only and should not be construed as legal advice or a substitute for consultation with a qualified attorney. Any information that you read does not create an attorney–client relationship with Barnes Walker, Goethe, Perron, Shea & Johnson, PLLC, or any of its attorneys. Because laws, regulations, and court interpretations may change over time, the definitions and explanations provided here may not reflect the most current legal standards. The application of law varies depending on your particular facts and jurisdiction. For advice regarding your specific situation, please contact one of our Florida attorneys for personalized guidance.
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