What Is an As-Built Survey? When You Need One in Florida
Quick Answer
An as-built survey is a professional measurement of a property after construction is complete. It documents the actual location, dimensions, and elevation of structures as they were built — not as they were designed. In Florida, most local building departments require an as-built survey before issuing a Certificate of Occupancy (CO). Costs range from $600 to $2,500 depending on project size and complexity.
If you have completed a construction project in Florida — whether a new home, addition, commercial building, or pool — your building department will likely require an as-built survey before closing out the permit. This guide explains what an as-built survey is, when Florida requires one, and what the process involves.
What Is an As-Built Survey?
An as-built survey is a certified survey and drawing that documents the actual conditions of a property after construction. A licensed Professional Surveyor and Mapper (PSM) visits the site, measures what was actually built, and creates a certified document showing how the final construction compares to the approved plans.
The key distinction: an as-built survey shows what was built, while construction plans show what was supposed to be built. Changes always happen during construction — field conditions, material substitutions, minor adjustments — and the as-built survey creates the official record of the final result.
In Florida, as-built surveys are performed by licensed PSMs under Florida Statute Chapter 472, which governs the practice of surveying and mapping. The surveyor signs and seals the document, making it a legal record.
What Does an As-Built Survey Show?
A completed as-built survey typically documents:
- Building location: The actual position of structures relative to property lines, showing exact setback distances from all sides
- Finished floor elevations: The actual elevations of floors, slabs, and foundations compared to what the permit specified
- Setback compliance: Whether the completed construction meets required front, side, and rear yard setback distances per local zoning
- Impervious surface coverage: Total area of driveways, patios, pool decks, and building footprint as a percentage of lot area
- Drainage features: Swales, retention areas, downspout locations, and grading as constructed
- Utility connections: Location of water, sewer, electric, and other utility service points
- Easement encroachments: Whether any construction encroaches on recorded easements
When You Need an As-Built Survey in Florida
Florida building departments typically require as-built surveys in these situations:
| Situation | As-Built Required? | Notes |
|---|---|---|
| New home construction | Yes — most counties | Required before Certificate of Occupancy |
| Home addition or major renovation | Often required | Especially if setbacks or coverage limits are affected |
| Commercial construction | Yes — virtually always | Required for CO and often by lenders |
| Pool or screen enclosure | Varies by jurisdiction | Some counties require for permit closeout |
| Seawall or dock | Usually required | Especially in coastal counties |
| Subdivision development | Yes | Each lot typically needs individual as-built |
The primary trigger is permit closeout. When a building inspector conducts the final inspection, they compare the as-built survey against the approved site plan. If the built conditions match the permit within allowable tolerances, the permit is closed and the CO is issued.
As-Built Survey vs. Record Drawing
These two terms are often confused but have important differences:
| Feature | As-Built Survey | Record Drawing |
|---|---|---|
| Created by | Licensed surveyor (PSM) | Architect or engineer |
| Based on | Field measurements of actual conditions | Contractor markups + professional review |
| Legal weight | Certified legal document | Professional record, not independently certified |
| Typical use | Permit closeout, CO, property records | Facility management, future renovations |
In short: an as-built survey provides the raw, field-verified data. Record drawings are polished versions prepared by the design team, incorporating the survey data into final project documentation.
How the As-Built Survey Process Works
Here is what to expect when you schedule an as-built survey in Florida:
- Schedule after construction is substantially complete. All structural work, grading, and site improvements should be finished before the survey. Incomplete work means the surveyor must return later.
- The surveyor visits the site. Using GPS, total station, and/or drone equipment, the surveyor measures all structures, elevations, and site features. Residential sites typically take 2-4 hours of fieldwork.
- Office processing and calculations. The survey team processes field data, compares measurements against the approved plans, and calculates setbacks, coverage, and elevations.
- The PSM reviews and certifies. The licensed Professional Surveyor and Mapper reviews the data, signs, and seals the as-built drawing.
- Delivery and permit submission. The certified as-built survey is delivered to the contractor or property owner for submission to the building department as part of the final inspection package.
Standard turnaround for a residential as-built survey is 3-5 business days from fieldwork to delivery. Expedited service is available for urgent permit closeouts.
As-Built Survey Costs in Florida
As-built survey costs in Florida depend on the type and scale of the project:
| Project Type | Typical Cost |
|---|---|
| Single-family home (standard lot) | $600 - $1,200 |
| Home addition or pool | $500 - $900 |
| Multi-family residential | $1,200 - $2,500 |
| Commercial building | $1,500 - $5,000+ |
Costs vary by property size, number of structures, site complexity, and county-specific requirements. For an accurate estimate, request a free quote with your project details.
Need an As-Built Survey in Florida?
Get a certified as-built survey for your construction project. Licensed PSM surveyors serving all 67 Florida counties.
Frequently Asked Questions
What is the difference between an as-built survey and a boundary survey?
A boundary survey determines where your property lines are. An as-built survey documents what was built on the property after construction. An as-built often includes boundary information but focuses on showing the constructed improvements (buildings, driveways, fences) relative to property lines and setbacks. You typically need a boundary survey before construction starts and an as-built survey after construction finishes.
Do I need an as-built survey to get a Certificate of Occupancy in Florida?
In most Florida jurisdictions, yes. The building department uses the as-built survey to verify that construction matches the approved plans, including setbacks, elevations, impervious coverage, and drainage. Without a certified as-built, the final inspection cannot be completed and the CO will not be issued.
How long does an as-built survey take?
Fieldwork for a standard residential as-built takes 2-4 hours. From fieldwork to delivery of the certified drawing, expect 3-5 business days. Expedited service is available for urgent permit closeouts and can reduce turnaround to 1-2 business days.
Can I use an old survey instead of getting a new as-built?
No. An as-built survey must be performed after construction is complete because it documents the actual built conditions. An older survey, even one done before construction, will not reflect what was actually constructed and cannot serve as an as-built for permit closeout.
What happens if the as-built survey shows code violations?
If the as-built reveals that construction does not comply with the approved plans (for example, a setback encroachment or incorrect elevation), the building department will require corrections before issuing the CO. Common remedies include modifying the structure, applying for a variance, or in some cases, obtaining amended plans. The surveyor documents what exists — resolving discrepancies is between the contractor, owner, and building department.