Common Survey Problems in Florida
Most people call a surveyor because something has gone wrong — a neighbour’s fence, a flood zone letter, a permit that will not move. Here is what each problem actually is, what causes it in Florida, and which survey resolves it.
Where to Start
What Are You Dealing With?
Pick the problem closest to your situation. Each one opens onto county-by-county guidance for all 67 Florida counties, with the statutes and permit requirements that apply where you are.
Property Line Disputes
Professional boundary surveys to resolve property line disputes in Florida. Licensed PSM surveyors determine legal boundaries using Chapter 177 standards.
- Adverse possession claims can mature after 7 years, permanently transferring ownership
- Title insurance companies may refuse coverage or add survey exceptions
Flood Zone Determination
Professional elevation surveys to determine your FEMA flood zone in Florida. Licensed surveyors provide elevation certificates and flood zone verification.
- Mandatory flood insurance premiums in SFHAs can exceed $3,000-$5,000+/year under Risk Rating 2.0
- Lender may force-place expensive flood insurance if elevation data is not provided
Encroachment Issues
Professional surveys to identify and document property encroachments in Florida. Licensed surveyors locate boundaries, structures, and improvements crossing property lines.
- Encroachments exceeding 7 years may become adverse possession claims under §95.18
- Title insurance companies add survey exceptions or refuse coverage for properties with known encroachments
Building Permit Surveys
Professional surveys required for Florida building permits. Licensed surveyors provide boundary, topographic, and site plan surveys signed and sealed by a PSM.
- Permit applications rejected without a current, signed, and sealed survey from a licensed PSM
- Construction delays while waiting for survey completion — typical turnaround is 5-10 business days
Easement Conflicts
Professional surveys to locate, verify, and resolve easement conflicts in Florida. Licensed surveyors identify all recorded and prescriptive easements affecting your property.
- Building on an unidentified easement can result in forced removal at the owner’s expense
- Utility companies retain the right to remove structures within their easements without compensation
Construction Site Surveys
Pre-construction surveys required for Florida building projects. Licensed surveyors provide boundary, topographic, tree, and CCCL surveys signed and sealed by a PSM.
- Construction delays while waiting for required surveys — typical lead time is 5-15 business days
- Stop-work orders from county if construction begins without required survey data on file
Flood Map Amendment
Professional elevation surveys for FEMA Letter of Map Amendment (LOMA) applications in Florida. Remove your property from the flood zone and eliminate mandatory flood insurance.
- Mandatory flood insurance premiums of $3,000-$10,000+/year under FEMA Risk Rating 2.0 until LOMA is obtained
- Lender force-placed flood insurance at premium rates if borrower does not maintain coverage in SFHAs
Related
Not Sure Which Survey You Need?
If you already know the service, go straight to it. If you are trying to work out the cost first, the guides break pricing down by survey type and region.
Tell Us What Is Happening
Describe the problem and we will tell you which survey resolves it, what it costs, and how soon we can be on site — anywhere in Florida.