Encroachment Survey in Broward County
Property encroachments in Broward County are common due to Coastal flat with Intracoastal waterway conditions that make boundary markers difficult to locate. With Steady growth development growth, new construction frequently encroaches on adjacent properties. Apex Surveying identifies and documents all encroachments with boundary surveys that meet FAC 5J-17 minimum technical standards.
What Causes Encroachment Issues 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.
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 Professional Survey Resolves Encroachment Issues
Apex Surveying's licensed PSM surveyors provide the definitive solution. Every survey is signed, sealed, and legally defensible.
Boundary survey with encroachment identification mapping all improvements relative to legal property lines
Permanent monument restoration per FL Stat. §177.27 with iron rods and caps at all corners
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
Relevant Florida Statutes
- §177.27, Fla. Stat. — Corner recovery and survey marker requirements
- §177.40, Fla. Stat. — County surveyor resurvey authority for boundary disputes
- FAC 5J-17 — Minimum technical standards for boundary determination
- §95.18, Fla. Stat. — Adverse possession (encroachment may mature into ownership after 7 years)
- §95.11, Fla. Stat. — 4-year statute from discovery for encroachment actions
What Happens Without a Survey
- 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
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 Encroachment Issues 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
How much does a encroachment issues survey cost in Broward County?
What do I need from Broward County to get this survey?
How does Apex Surveying resolve encroachment issues in Broward County?
Related Services in Broward County
Other Survey Problems in Broward County
About Broward County
CivilSmart Engineering
Swales, culverts, and drainage pipes that cross property lines are a common encroachment source. For PE-stamped drainage engineering solutions, we recommend CivilSmart Engineering.
Ready to Resolve Encroachment Issues in Broward County?
Get a free quote from Apex Surveying's licensed PSM surveyors. Same-day quotes available for Broward County properties.