What Is a Title Commitment? How It Connects to Your Land Survey
Quick Answer
A title commitment is a document from a title insurance company that lists all conditions that must be met before they will issue a title insurance policy. It identifies liens, easements, encumbrances, and survey-related exceptions affecting the property. If your title commitment includes a survey exception under Schedule B, you will likely need a boundary survey or ALTA survey to clear it before closing. Apex Surveying provides survey services across all 67 Florida counties.
If you are buying property in Florida, your closing attorney or title company will issue a title commitment before the transaction closes. This document is your preview of the title insurance policy — it tells you what the title company found during their search of public records and what conditions must be resolved before they will insure ownership. For many buyers, the title commitment is the first time they encounter the term "survey exception" — and understanding what that means can save you from unexpected costs and delays at closing.
What Is a Title Commitment?
A title commitment is a legally binding promise by a title insurance company to issue a title insurance policy once specified requirements are satisfied. It is prepared after a detailed title search — an examination of public records including past transfers, liens, mortgages, judgments, and other encumbrances tied to the property.
The title company reviews county records (deeds, plat books, court filings, tax records) to trace the chain of ownership and identify anything that could cloud the title. The title commitment summarizes those findings and lays out the terms under which the company will provide insurance coverage.
In Florida, a title commitment is standard in nearly all real estate transactions — residential and commercial. The buyer typically receives the commitment several days before closing and has a short review window (often 3-5 business days per contract terms) to raise objections to any exceptions or requirements listed.
What Does a Title Commitment Contain?
Title commitments in Florida follow a standard structure with three main sections:
| Section | What It Contains | Why It Matters |
|---|---|---|
| Schedule A | Current owner, proposed insured parties, policy type, legal description, insurance amount | Confirms the correct property and parties. Errors here delay closing. |
| Schedule B-I (Requirements) |
Items that must be resolved before the policy will be issued — outstanding mortgages, unpaid taxes, judgment liens, HOA fines, recording of new deed | These are action items. Each must be cleared or satisfied before closing can proceed. |
| Schedule B-II (Exceptions) |
Matters the policy will NOT insure against — easements, restrictive covenants, zoning regulations, encroachments, survey matters | These are risks the title company is excluding from coverage. Survey exceptions are the most common and most actionable. |
Schedule B-II is where land surveys become relevant. A "standard survey exception" is boilerplate language that essentially says: "We are not insuring you against anything a survey would have revealed." The only way to remove this exception — and get full coverage — is to provide a current survey to the title company.
How Title Commitments Relate to Land Surveys
A title commitment and a land survey serve complementary functions. The title commitment provides the legal background — who owns the property, what liens and easements are recorded, and what restrictions apply. A land survey provides the physical verification — where the boundaries actually are on the ground, whether structures encroach, and whether the physical reality matches the legal records.
Together, they confirm that what exists on the land matches what is recorded in the public records. If a survey reveals an encroachment, a boundary discrepancy, or an unrecorded easement, your attorney can work with the title company to address the issue before closing — either by adding specific exceptions, requiring the seller to cure the problem, or adjusting the purchase price.
For commercial transactions, the connection is even more direct. Lenders and title companies typically require an ALTA/NSPS survey — a standardized survey format that includes specific items the title company needs to review, such as Table A optional items for flood zone classification, parking counts, utility locations, and zoning compliance.
When a Title Commitment Triggers a Survey
Your title commitment may trigger the need for a survey in several scenarios:
- "Subject to survey matters" — This is the standard survey exception in Schedule B-II. It means the title company is not insuring against encroachments, boundary line issues, or other matters that would be revealed by a survey. Providing a current survey removes this exception from the policy.
- "No survey on file" — The title company could not locate a prior survey in the records. A new survey is needed to establish boundaries.
- Lender requirement — Many mortgage lenders require a survey as a condition of the loan, independent of what the title commitment says. This is especially common for commercial loans and ALTA surveys.
- Easement or encroachment noted — If the title search reveals a recorded easement that affects the property, a survey shows exactly where that easement falls on the ground and whether any improvements conflict with it.
- Boundary discrepancy — If the legal description in the deed does not match the GIS parcel map or a prior survey, a new boundary survey resolves the discrepancy with field measurements.
In each case, the survey produced must be certified to the parties named in the title commitment — typically the buyer, the lender, and the title company. For commercial transactions, this certification is part of the ALTA survey requirements.
Title Commitment vs Title Insurance
These two terms are related but distinct:
| Aspect | Title Commitment | Title Insurance Policy |
|---|---|---|
| What it is | A promise to issue the policy | The actual insurance contract |
| When issued | Before closing | After closing, once all requirements are met |
| Duration | Typically valid 30-90 days | Covers you as long as you own the property |
| Coverage | None — it is a preview, not coverage | Protects against financial loss from covered title defects |
| Cost | Typically $200-$400 (part of closing costs) | One-time premium at closing, based on property value |
Think of the title commitment as the preview and the title insurance policy as the final product. The commitment tells you what the policy will and will not cover. If you want a survey exception removed from the final policy, the time to act is during the commitment review period — not after the policy is issued.
How Much Does a Title Commitment Cost in Florida?
In Florida, a title search and commitment typically costs $200 to $400 as part of your closing costs. The fee covers the title company's research into public records — examining the chain of ownership, outstanding liens, recorded easements, and any judgments against the property.
Key cost factors:
- Property type: Condos and townhomes may cost more due to HOA lien and assessment checks
- Property history: Properties with complex ownership chains, multiple prior mortgages, or unresolved liens require deeper research
- Title company: Fees vary by company — shop at least 2-3 for quotes
- Who pays: In Florida, the seller customarily pays for the title search and owner's title insurance policy (except in Miami-Dade and Broward counties, where the buyer often pays)
Note: The title commitment cost is separate from the cost of a land survey. If the title commitment triggers a survey requirement, the survey is an additional expense — typically $400-$1,500 for a boundary survey or $2,500-$6,000+ for an ALTA survey.
Need a Survey for Your Title Commitment?
If your title commitment includes a survey exception, Apex Surveying can provide a boundary or ALTA survey certified to your lender and title company. Licensed PSM professionals across all 67 Florida counties.
Get a Free QuoteFrequently Asked Questions
What is a title commitment?
A title commitment is a document from a title insurance company that outlines the conditions under which they will issue a title insurance policy. It is prepared after a title search of public records and lists the current owner, any liens or encumbrances on the property, requirements that must be met before closing, and exceptions the policy will not cover. It is standard in Florida real estate transactions.
What is Schedule B on a title commitment?
Schedule B has two parts. Schedule B-I lists requirements that must be satisfied before the title company will issue the policy — such as paying off existing mortgages, clearing tax liens, or recording the new deed. Schedule B-II lists exceptions — matters the policy will not insure against, including easements, restrictive covenants, and survey-related issues like encroachments or boundary discrepancies.
Does a title commitment require a survey?
Not always, but most title commitments include a standard "survey exception" in Schedule B-II. This means the title company will not insure against issues a survey would reveal — such as encroachments, boundary discrepancies, or unrecorded easements. The only way to remove this exception and get full coverage is to provide a current survey certified to the title company. Lenders may also independently require a survey.
What is a survey exception on a title commitment?
A survey exception is language in Schedule B-II that excludes coverage for matters that would be disclosed by a professional land survey. Common wording includes "subject to survey matters" or "rights of parties in possession not shown by public records." Without a survey, the title company will not cover losses from encroachments, boundary line disputes, or physical access issues.
How long is a title commitment valid?
Title commitments are typically valid for 30 to 90 days from the date of issuance. If the closing does not occur within that period, the title company may need to perform an updated search and issue a new commitment. The exact validity period varies by title company and state requirements.
What is the difference between a title commitment and title insurance?
A title commitment is the preliminary document — a promise to issue insurance once all conditions are met. Title insurance is the final policy that provides actual coverage against title defects discovered after closing. The commitment is issued before closing and typically valid for 30-90 days. The title insurance policy is issued after closing and protects you for as long as you own the property.
Who pays for the title commitment in Florida?
In most Florida counties, the seller pays for the title search, title commitment, and owner's title insurance policy. However, in Miami-Dade and Broward counties, the buyer customarily pays for these costs. The specific allocation can also be negotiated in the purchase contract. The title search and commitment typically cost $200-$400 as part of closing costs.