Easement Conflict Survey in Broward County
Easement conflicts in Broward County often surface during property purchases, construction planning, or improvement projects. With Coastal flat with Intracoastal waterway conditions and 1,944,747 residents, utility, drainage, and access easements create frequent complications. Apex Surveying’s ALTA/NSPS surveys identify every recorded and apparent easement affecting your Broward County property.
What Causes Easement Conflicts in Broward County
Florida's unique conditions create specific challenges for property owners in Broward County. Understanding the root causes helps you take the right action.
Utility easements restricting building plans that were not disclosed or understood before purchase
Prescriptive easement claims from neighbors who have used a portion of the property continuously
Easement by necessity for landlocked parcels under FL Stat. §704.01 blocking planned improvements
Conservation or environmental easements limiting development beyond what the owner expected
Drainage easements requiring maintenance obligations that conflict with landscaping plans
Overlapping or conflicting easement descriptions in recorded documents from different eras
How a Professional Survey Resolves Easement Conflicts
Apex Surveying's licensed PSM surveyors provide the definitive solution. Every survey is signed, sealed, and legally defensible.
Boundary survey with easement location mapping from recorded plats and title documents
ALTA/NSPS survey identifying all easements (utility, drainage, access, conservation) with measurements
Easement exhibit preparation showing exact dimensions and relationship to proposed improvements
Setback-from-easement verification to ensure new construction complies with all restrictions
Survey certification for title companies documenting easement compliance or conflicts
Relevant Florida Statutes
- Chapter 704, Fla. Stat. — Easements (creation, types, enforcement)
- §704.01, Fla. Stat. — Easement by necessity for landlocked parcels
- §704.04, Fla. Stat. — Implied grant of way of necessity
- Chapter 177, Fla. Stat. — Survey standards for easement boundary determination
- Chapter 712, Fla. Stat. — Marketable Record Title Act (clearing ancient easement claims)
What Happens Without a Survey
- 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
- Title insurance claims denied when improvements are built within known easement boundaries
- Property value diminished when easement conflicts appear in title search or ALTA survey
- Prescriptive easement claims can become permanent if not identified and addressed within the limitation period
Broward County Regulations & Requirements
Broward County surveys are processed through the Environmental Licensing and Building Permitting Division ((954) 765-4400). County survey requirements include: Survey required for new construction and major renovations; Elevation certificate required for structures in flood zones; As-built survey required for final inspection. Broward County contains FEMA flood zones AE, VE, X, AH. Significant flood hazard area — large portion of county within SFHA zones. Broward County has a Coastal Construction Control Line (CCCL) that requires additional survey verification for coastal properties. Typical residential setbacks in Broward County are 25 ft front, 7.5 ft side, and 20 ft rear. 31 municipalities each set independent setback requirements; unincorporated county uses standard R-1 dimensions. Residential permit fees typically range $1,200 - $12,000+. High water table (3-5 ft); seasonal flooding in western areas.
Coastal Construction Control Line (CCCL): Broward County has a CCCL that requires additional survey verification for properties near the coast. A CCCL survey locates this line relative to your property before permitting.
Get a Free Easement Conflicts Quote for Broward County
Licensed PSM surveyors serving all of Broward County. Same-day quotes available.
Broward County at a Glance
- Permit Office
- Environmental Licensing and Building Permitting Division
(954) 765-4400 - FEMA Flood Zones
- AE, VE, X, AH
- Residential Setbacks
- 25' front / 7.5' side / 20' rear
- Terrain
- Coastal flat with Intracoastal waterway
- Primary Survey Challenge
- 31 separate municipal permitting processes with varying survey requirements
- Population
- 1,944,747
- Median Home Value
- $400,000
- CCCL
- Yes — coastal survey required
Frequently Asked Questions
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Related Services in Broward County
Other Survey Problems in Broward County
About Broward County
THE FUTURE 3D
Complex easement conflicts sometimes require detailed as-built documentation. For 3D laser scanning and drone mapping, we recommend THE FUTURE 3D.
Ready to Resolve Easement Conflicts in Broward County?
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