Property Line Dispute Survey in Florida

Professional boundary surveys to resolve property line disputes in Florida. Licensed PSM surveyors determine legal boundaries using Chapter 177 standards.

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Common Causes

Why This Happens in Florida

Outdated or conflicting surveys from different eras using different datum references
Fences, walls, or landscaping installed without a current boundary survey
Adverse possession claims under FL Stat. §§95.16 and 95.18 after 7 years of open, continuous possession
Spanish land grant or metes-and-bounds descriptions that are difficult to locate on modern maps
New construction or additions encroaching across unmarked property lines
Natural boundary shifts from erosion, accretion, or storm damage along waterways

How a Survey Resolves It

What We Actually Do

Boundary survey under Chapter 177 standards to establish legal property lines with permanent monuments
Corner recovery and marker restoration using monuments meeting the §177.031(22) specification, with certified corner records filed under §177.507 where a public land survey corner is recovered
ALTA/NSPS land title survey identifying all encroachments, easements, and setback violations
Expert witness survey documentation for mediation or court proceedings under §86.011
Boundary line agreement preparation with recordable legal descriptions for both parties

Florida Statutes That Apply

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

Chapter 177, Fla. Stat. — Land Boundaries (survey standards and requirements)
§95.16, Fla. Stat. — Adverse possession under color of title (7-year period)
§95.18, Fla. Stat. — Adverse possession without color of title (7 years plus payment of all taxes and a filed property-appraiser return)
§95.12, Fla. Stat. — 7-year limitation on actions to recover real property or its possession
§86.011, Fla. Stat. — Declaratory judgment for boundary determination
FAC 5J-17 — Standards of Practice for Florida surveyors and mappers

Why It Matters

What Happens If You Leave It

Adverse possession claims can mature after 7 years, permanently transferring ownership
Title insurance companies may refuse coverage or add survey exceptions
Building permits denied if structures are shown to cross property lines
Litigation costs for boundary disputes average $5,000-$30,000+ in Florida courts
Property values decrease when boundary disputes appear in title searches

Services That Resolve This

Boundary Surveys ALTA/NSPS Land Title Surveys

By County

Property Line Disputes 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)

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.