What Is a Property Survey?
A property survey is a detailed measurement and map of a parcel of land prepared by a licensed Florida surveyor. The survey shows the property's legal boundaries, the location of all structures and improvements, easements, setback lines, encroachments, and the relationship of the property to adjacent parcels and rights-of-way.
In a Florida real estate transaction, the survey confirms that the physical property matches the legal description in the deed and identifies any boundary issues that could affect title insurance coverage.
Types of Surveys in Florida
- Boundary survey — Establishes the exact property lines based on the legal description. The most common type for residential transactions.
- As-built survey — Shows the location of existing structures relative to property lines and setbacks. Used to verify compliance with zoning and building codes.
- ALTA/NSPS survey — A comprehensive commercial survey meeting national standards set by the American Land Title Association and the National Society of Professional Surveyors. Required by most commercial lenders and title companies.
- Elevation certificate — Determines the property's elevation relative to flood zones. Required for flood insurance rating.
- Topographic survey — Maps the contours and elevation changes of the land. Used for construction planning and drainage design.
Why Surveys Matter in Florida Closings
A survey can reveal problems that a title search cannot, because a title search only examines recorded documents. A survey shows physical reality on the ground:
- A neighbor's fence built 3 feet onto your property
- Your garage extending into a utility easement
- A shed built within the setback area
- The property's actual acreage differing from the deed description
Title insurance companies offer expanded coverage (removing the "survey exception") when a current survey is provided. Without a survey, the title policy will contain a blanket exception for boundary issues, encroachments, and easement conflicts.
Related Terms
- Encroachment — Physical boundary violations identified by surveys
- Boundary Dispute — Conflicts resolved using survey evidence
- Easement — Shown on the survey plat
- Title Insurance — Survey removes the standard survey exception
Barnes Walker Survey Coordination
Barnes Walker Title coordinates surveys as part of every closing, working with licensed Florida surveyors to ensure the survey meets lender and title insurance requirements. Submit a title inquiry for assistance.
Reviewed by the attorneys at Barnes Walker, Goethe, Shea & Robinson, PLLC