Encroachment Survey & Resolution in Florida

Professional surveys to identify and document property encroachments in Florida. Licensed surveyors locate boundaries, structures, and improvements crossing property lines.

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Common Causes

Why This Happens in Florida

  • Fences, driveways, or retaining walls built without a survey crossing the actual property line
  • Structures or additions extending beyond setback lines into adjacent property
  • Trees, landscaping, or hardscaping installed past unmarked boundaries
  • Drainage structures, culverts, or swales encroaching onto neighboring parcels
  • Historical improvements made using inaccurate or non-existent prior surveys
  • Gradual encroachment over time through successive small changes (shed, carport, patio)

How a Survey Resolves It

What We Actually Do

  • Boundary survey with encroachment identification mapping all improvements relative to legal property lines
  • Permanent monument restoration with rods and caps meeting the §177.031(22) specification, with certified corner records filed under §177.507 where a public land survey corner is recovered
  • ALTA/NSPS survey documenting every encroachment with measurements for title insurance resolution
  • Encroachment exhibit preparation with scaled drawings for neighbor negotiation or legal proceedings
  • Setback verification survey confirming all structures comply with county zoning setback requirements

Florida Statutes That Apply

The legal basis for this work. Every reference below is to current Florida law.

  • §177.507, Fla. Stat. — Certification of corners (a certified corner record must be filed with the Department of Environmental Protection within 90 days when a public land survey corner is recovered, reestablished or used as control)
  • §177.031(22), Fla. Stat. — Statutory specification for a monument on a recorded plat
  • FAC 5J-17 — Standards of Practice for boundary determination
  • §95.18, Fla. Stat. — Adverse possession (encroachment may mature into ownership after 7 years)
  • §95.11(3)(f), Fla. Stat. — 4-year limitation for an action for trespass on real property (time runs from accrual under §95.031, not from discovery)

Why It Matters

What Happens If You Leave It

  • 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
  • County code enforcement can issue violations and require removal of encroaching structures
  • Real estate closings delayed or cancelled when surveys reveal undisclosed encroachments
  • Encroachment removal costs far exceed the cost of a preventive boundary survey

Services That Resolve This

Boundary Surveys ALTA/NSPS Land Title Surveys As-Built Surveys

By County

Encroachment Issues in Your County

Requirements, permit offices, recording procedures and local conditions differ by county. Choose yours for guidance specific to where the property sits — all 67 Florida counties are covered.

South Florida (14 counties)

Central Florida (18 counties)

North Florida (19 counties)

Florida Panhandle (16 counties)

Other Survey Problems

Property Line Disputes Flood Zone Determination Building Permit Surveys Easement Conflicts Construction Site Surveys Flood Map Amendment

Or return to the full list of survey problems.

Get This Resolved

Licensed Florida surveyors, all 67 counties. Tell us the property address and we will tell you exactly which survey you need and what it costs.

Get a Free Quote Call +1 305 216 6944