Right-of-Way Survey Process

A residential ROW survey takes 2-4 weeks from authorization to delivery. FDOT corridor surveys for road widening projects take 4-8 weeks or longer depending on corridor length and the number of affected parcels. The breakdown: record research (3-10 days), field survey (1-5 days), office processing and ROW determination (1-2 weeks), and map preparation (1-2 weeks). Rush services may be available for residential projects.

Residential ROW surveys cost $2,000-$5,000 depending on property size and record complexity. Commercial and corridor projects cost $5,000-$25,000+. FDOT corridor surveys are typically priced per linear foot ($5-$50/ft) depending on urban vs rural conditions, utility density, and required deliverables. Costs are driven primarily by the length of record research required — properties with complex deed histories or multiple ROW dedications cost more.

A boundary survey maps the entire property boundary — all four (or more) sides. A ROW survey focuses specifically on the right-of-way boundary — typically the front of the property where it meets the road. A ROW survey also identifies encroachments into the ROW and locates improvements near the ROW line. Many projects combine both: a boundary survey that includes detailed ROW analysis. If you only need the ROW boundary and not the full property perimeter, a ROW-only survey is more focused and less expensive.

An encroachment is any physical object that extends into the legal right-of-way. Common encroachments include fences, retaining walls, landscaping, driveways (extending beyond the property line), mailbox posts, sprinkler systems, and building overhangs. Encroachments into public ROW are typically managed by the county or FDOT. Property owners may be required to remove encroachments, obtain a permit for them, or maintain them with an encroachment agreement.

If your property borders a road, you should know where the ROW boundary is before installing a fence. A fence built inside the ROW may need to be removed at your expense. Many counties require a survey for fence permits near ROW. At minimum, have a surveyor locate the ROW line at your property frontage — this is less expensive than a full ROW survey and gives you the information you need to set your fence back from the ROW.

When FDOT needs to widen a road or build new infrastructure, they may need to acquire additional right-of-way from adjacent property owners. This process involves: (1) a ROW survey to determine the existing and proposed ROW boundaries, (2) an appraisal of the land to be acquired, (3) negotiation with the property owner, and (4) if negotiation fails, eminent domain (condemnation) proceedings. Florida Statutes Ch. 337 and federal regulations govern this process.

Generally no. The right-of-way is reserved for transportation and utility infrastructure. Permanent structures — buildings, fences, walls, swimming pools — are prohibited within the ROW. Some counties allow certain temporary or minor improvements (mailboxes, landscaping, driveways crossing the ROW) with an encroachment permit. FDOT has strict policies for their ROW. Check with your county public works department and verify the ROW boundary with a survey before making any improvements near the front of your property.

Start with your county property appraiser GIS map — it typically shows the approximate ROW line. For precise location, hire a licensed Florida PSM to survey the ROW boundary. The surveyor researches recorded plats, road dedication documents, FDOT maps, and county records, then locates the ROW line in the field relative to your property corners. This is the only legally reliable method to determine the exact ROW boundary.