Right-of-Way Survey Guide

A right-of-way (ROW) survey identifies and maps the legal boundaries of public road corridors, utility easements, access easements, and other rights that allow use of or passage across private property. The survey shows where these rights exist, their exact width and location, whether any structures or improvements encroach into them, and the legal basis for each right-of-way or easement (deed reference, plat dedication, or prescriptive use).

A right-of-way is a specific type of easement that grants the right to travel across or use a strip of land — typically for roads, sidewalks, or utility corridors. An easement is the broader legal concept: a right to use someone else's property for a specific purpose. All rights-of-way are easements, but not all easements are rights-of-way. Drainage easements, conservation easements, and view easements are examples of non-ROW easements.

Right-of-way surveys in Florida typically cost $1,500-$5,000 for residential properties (identifying road ROW and utility easements) and $5,000-$50,000+ for larger corridor projects (roads, pipelines, transmission lines). Pricing depends on the length of the corridor, complexity of the easement pattern, number of properties affected, and whether the survey is for permitting, construction, or litigation. See our right-of-way survey cost guide for detailed pricing.

You need a ROW survey when: building near a road right-of-way or utility easement (to avoid encroachment), planning road widening or infrastructure projects, installing or relocating utilities, resolving encroachment disputes, purchasing property with complex easement patterns, or when required by FDOT for projects affecting state roads. If you are building a fence, shed, pool, or addition near a property boundary, a survey prevents accidentally building within a right-of-way or easement.

Building within a right-of-way or easement can result in forced removal of the structure at the property owner's expense. The government agency or utility company holding the easement right has the legal authority to require removal of any obstruction that interferes with their use of the easement. This can mean demolishing a fence, shed, driveway apron, or even a portion of a building. A survey before construction prevents this costly scenario.

Yes. FDOT requires certified surveys for projects affecting state roads and highways in Florida. This includes road widening, intersection improvements, bridge projects, sidewalk installations, and any work within the state road right-of-way. FDOT surveys must follow the Florida Administrative Code Rule 5J-17 minimum technical standards and be prepared by a licensed PSM. FDOT also requires survey data in specific formats and coordinate systems.

Start with your recorded deed and plat — both are available from the county clerk's office. The deed describes easements granted or reserved. The recorded plat shows dedicated easements, road rights-of-way, and utility corridors. However, deeds and plats only show what was recorded — a professional survey locates these easements on the ground with precise measurements and identifies any that may have been missed in your title search. Your title commitment (from a title company) also lists known easements.

A boundary survey establishes property line locations and corners — it defines where your property begins and ends. A ROW survey goes further by also locating and dimensioning all rights-of-way and easements that affect the property — road corridors, utility easements, drainage easements, and access easements. A ROW survey includes boundary determination as its foundation, then adds the easement and right-of-way analysis on top. If you only need property lines, a boundary survey is sufficient. If you need to understand what restrictions and corridors cross your property, you need a ROW/easement survey.