Easement Conflict Survey in St. Johns County
Easement conflicts in St. Johns County often surface during property purchases, construction planning, or improvement projects. With Coastal with barrier islands, Intracoastal waterway, and interior pine flatwoods conditions and 318,323 residents, utility, drainage, and access easements create frequent complications. Apex Surveying’s ALTA/NSPS surveys identify every recorded and apparent easement affecting your St. Johns County property.
How do I resolve easement conflicts in St. Johns County?
To resolve easement conflicts in St. Johns County, hire a licensed Florida PSM surveyor to conduct a professional survey documenting property boundaries and legal descriptions. Easement survey costs in St. Johns County depend on the number of easements to locate, property size, and whether you need a standard boundary survey or a comprehensive ALTA/NSPS survey. Apex Surveying & Mapping serves all 67 Florida counties with same-day quotes.
What Causes Easement Conflicts in St. Johns County?
Florida's unique conditions create specific challenges for property owners in St. Johns 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
St. Johns County Regulations & Requirements
St. Johns County surveys are processed through the Building Services Division ((904) 827-6800). County survey requirements include: Boundary survey required for new construction building permits; Elevation certificate required in SFHA flood zones; Topographic survey required for site development plans. St. Johns County contains FEMA flood zones AE, VE, X. Moderate flood hazard area — SFHA zones present along waterways and flood-prone areas. St. Johns County has a Coastal Construction Control Line (CCCL) that requires additional survey verification for coastal properties. Typical residential setbacks in St. Johns County are 25 ft front, 7.5 ft side, and 20 ft rear. Fastest-growing county in Florida; numerous PUDs (Nocatee, Shearwater) with community-specific setbacks. Residential permit fees typically range $800 - $10,000+. High near coast and Intracoastal; moderate inland.
Coastal Construction Control Line (CCCL): St. Johns 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 St. Johns County
Licensed PSM surveyors serving all of St. Johns County. Same-day quotes available.
St. Johns County at a Glance
- Permit Office
- Building Services Division
(904) 827-6800 - FEMA Flood Zones
- AE, VE, X
- Residential Setbacks
- 25' front / 7.5' side / 20' rear
- Terrain
- Coastal with barrier islands, Intracoastal waterway, and interior pine flatwoods
- Primary Survey Challenge
- Fastest-growing Florida county with massive subdivision platting demand; historic St. Augustine complicates downtown boundaries
- Population
- 318,323
- Median Home Value
- $425,000
- CCCL
- Yes — coastal survey required
Frequently Asked Questions
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Related Services in St. Johns County
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About St. Johns 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 St. Johns County?
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